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Flat · 1 bed
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Suggested Offer Range
Already 20% below the comparable sales mean — limited negotiation margin. Strong value at current asking price.
🔨 Refurb Cost Estimate
Refurb cost estimate pending — this listing hasn't been through cost analysis yet. Runs nightly; check back within 24–48 hours.
🔧 Local Trades
| Trade | Name | Phone | |
|---|---|---|---|
| builder | Design & Build Builders | Builder in Watford & North London | 01465525489 | — |
| decorator | Nelson Santos Painting And Decorating | 07852 597700 | — |
| photographer | Millie Ned Photography Watford | 04283449070 | — |
Property Details
- Asking Price
- £195,000
- Property Type
- Flat
- Bedrooms
- 1
- Bathrooms
- N/A
- Floor Area
- 400–500 sqft
- Article 4 Area
- ✓ No restriction — SA permitted under PD rights
This listing is priced below the postcode sector benchmark.
Comparable Sales in this postcode sector
🔍 Filtered to 1-bedroom comparable sales only.
| Address | Type | Beds | Price | £/sqft | Date | Distance |
|---|---|---|---|---|---|---|
| Sector sale 1 | Flat | 1 | — | — | — | — |
| Sector sale 2 | Flat | 1 | — | — | — | — |
| Sector sale 3 | Flat | 1 | — | — | — | — |
| Sector sale 4 | Flat | 1 | — | — | — | — |
| Sector sale 5 | Flat | 1 | — | — | — | — |
| Sector sale 6 | Flat | 1 | — | — | — | — |
| Sector sale 7 | Flat | 1 | — | — | — | — |
■ Above subject ■ Below subject
Based on 7 comparable sales — Full Range (grey) · Typical IQR (blue) · Fair Value CI (light blue) · | Median · | Mean · Asking (▲)
ⓘ Bedroom counts are not available from Land Registry records. Comparables are matched by postcode sector and property type only.
Location
Motivated Seller Analysis
Standard — 3/10Behavioural signals: 61 days on marketBelow market value
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £608 |
| ICR (actual) | 2.08x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £195,000 |
| Deposit (25% — 75% LTV) | £48,750 |
| SDLT (additional property, 5% surcharge) | £11,150 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £62,899 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
Tests lender affordability (rent vs. mortgage interest) — a different calculation from the BRRR Strategy card above, which tests capital recycled via refinance.
| Purchase price | £195,000 | Loan (75% LTV) | £146,250 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £670 |
| Rent needed (1.5×) | £1,005/mo | Estimated rent | £1,264/mo |
| Stress ratio | 1.89× (need ≥ 1.5×) +£259 surplus | ||
Assumptions: 75% LTV · 5.5% interest only · 1.5× rent coverage (standard lender requirement). Actual lender criteria vary — verify with your broker.
Exit Strategy
Capital appreciation projections at 2.5% pa (a flat UK-wide assumption — not adjusted for this property's specific location). Assumes 75% LTV interest-only mortgage redeemed on sale. Excludes rental income.
How is this calculated?
This is a simplified projection based on comparable sales data and an estimated refurb cost. It does not currently account for seller motivation signals, nearby planning applications, or the area's wider demographic profile — see the relevant sections elsewhere in this report for those. Not financial advice.
| Est. reno cost | Unknown — score listing |
| Cash left in deal | Unknown |
| SA gross/mo | £992 |
| SA net/mo | £723 |
| BTL est./mo | £1,264 |
| SA vs BTL uplift | £-272/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £209,994 | +£14,994 | £56,215 | +£7,465 (3.8%) |
| 5 years | £220,625 | +£25,625 | £64,135 | +£15,385 (7.9%) |
| 7 years | £231,794 | +£36,794 | £72,456 | +£23,706 (12.2%) |
Projections: 2.5% pa UK-wide HPI assumption (not location-adjusted), 75% LTV IO mortgage redeemed at sale, 1.5% EA, £1,500 legal, 24% CGT above £3k allowance. Not financial advice.
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📈 Rental Yield & ROI Forecast
Compound-growth projection: 2.5% annual rent growth + 3% capital growth. IO mortgage throughout. For illustration only.
| Year | Est. Rent/yr | Est. Value | Net Income/yr | Cum. Cashflow | Total Return | ROI on Cash Invested |
|---|---|---|---|---|---|---|
| Yr 1 | £15,171 | £200,850 | £10,478 | £3,166 | £9,016 | 14.1% |
| Yr 3 | £15,939 | £213,082 | £11,031 | £10,323 | £28,405 | 44.4% |
| Yr 5 | £16,746 | £226,058 | £11,612 | £18,628 | £49,686 | 77.6% |
| Yr 10 | £18,947 | £262,064 | £13,196 | £44,801 | £111,865 | 174.8% |
| Yr 15 | £21,436 | £303,804 | £14,989 | £79,510 | £188,314 | 294.2% |
| Yr 20 | £24,253 | £352,192 | £17,017 | £123,877 | £281,069 | 439.2% |
| Yr 25 | £27,440 | £408,287 | £19,312 | £179,172 | £392,459 | 613.2% |
| Yr 30 | £31,046 | £473,316 | £21,908 | £246,829 | £525,146 | 820.5% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
Planning Applications Nearby (within 0.5 miles)
1 planning application found within 0.5 miles — 🔒 sign in for references, descriptions and status
View all planning applications on your dashboard →
● Approved ● Pending ● Refused
🌎 Area Profile — Greater London ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,074 | 6.6% | 4.1% | £-131 | -7.5% |
| Conservative | £1,176 | 7.2% | 4.8% | £115 | 2.9% |
| Base | £1,264 | 7.8% | 5.4% | £264 | 7.4% |
| Optimistic | £1,365 | 8.4% | 6.0% | £425 | 12.5% |
| Bull | £1,492 | 9.2% | 6.7% | £609 | 19.0% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●7.78% |
| Net Yield | ●5.37% |
| Net Annual Income | £10,476 |
| Deductions: void 8% (−£1,214) · mgmt 10% (−£1,517) · maint 10% (−£1,517) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £608 |
| Monthly Cashflow (IO) | ●£265 |
| Cash-on-Cash Return | ●4.94% |
| 5-Year IRR | ●7.4% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £11,150 |
| SDLT Effective Rate | 5.72% |
| SDLT (Company) | £11,150 |
| Section 24 Extra Tax/yr (higher rate) | £1,463 |
| SPV Annual Saving | £2,600 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £226,058 |
| Less: Purchase Price | −£195,000 |
| Less: Buying Costs (SDLT + legal) | −£13,750 |
| Less: Selling Costs (est. 2.5%) | −£5,651 |
| = CGT Net Gain (5yr) | £11,657 |
| CGT at 24% | £2,078 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,074 | 6.6% | 4.1% | £-131 | -7.5% |
| Conservative | £1,176 | 7.2% | 4.8% | £115 | 2.9% |
| Base | £1,264 | 7.8% | 5.4% | £264 | 7.4% |
| Optimistic | £1,365 | 8.4% | 6.0% | £425 | 12.5% |
| Bull | £1,492 | 9.2% | 6.7% | £609 | 19.0% |