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Lichfield House, 232 Lichfield Road, Willenhall, Walsall, WV12 5BG, WV12 5BG
Apartment · 2 bed
Supports major UK property portals
vs Benchmark
-11%
below Sector Median
Est. £/sqft
£157
benchmark £186/sqft
Investment Score
7/10
good
Days on Market
129
motivated seller signal
Suggested Offer Range
Low offer
£99,750
£5,250 below asking
Target offer
£101,850
£3,150 below asking
High offer
£105,000
At asking price
Already 23.1% below the comparable sales mean — limited negotiation margin. Strong value at current asking price.
Suggested range is based on Land Registry median data and is not financial advice. Always conduct your own due diligence.
📷 No photos available for condition analysis.
Property Details
- Asking Price
- £105,000
- Property Type
- Apartment
- Bedrooms
- 2
- Bathrooms
- N/A
- Occupancy
- 🔒 Currently Tenanted
- Est. Floor Area
- 667 sqft (est.)
- Article 4 Area
- ✓ No restriction — SA permitted under PD rights
-10.6% vs Sector Median
(n=14 sales)
This listing is priced below the postcode sector benchmark.
Comparable Sales in WV12 5
🔍 Filtered to 2-bedroom comparable sales only.
Location
| Address | Type | Beds | Price | £/sqft | Date | Distance |
|---|---|---|---|---|---|---|
| 12, SQUIRES GROVE, WV12 5BZ | Flat | 2 | £120,000 | £177 | 30/10/25 | 3.67 mi |
| 12, CHAUCER AVENUE, WV12 5JN | Flat | 2 | £135,000 | £161 | 25/07/25 | 4.00 mi |
| 53, TENNYSON ROAD, WV12 5JQ | Flat | 2 | £208,000 | £265 | 06/03/25 | 4.07 mi |
| 50, ESSINGTON ROAD, WV12 5DW | Flat | 2 | £100,000 | £132 | 21/02/25 | 3.65 mi |
| 101, SQUIRES GROVE, WV12 5BU | Flat | 2 | £120,000 | £180 | 18/12/24 | 3.74 mi |
■ Above subject ■ Below subject
Based on 5 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.
📈 Rental Yield & ROI Forecast
Compound-growth projection: 2.5% annual rent growth + 3% capital growth. IO mortgage throughout. For illustration only.
10-Year Projection
Break-even: Year 1
5yr IRR: 9.6%
| Year | Est. Rent/yr | Est. Value | Net Income/yr | Cum. Cashflow | Total Return | ROI on Cash Invested |
|---|---|---|---|---|---|---|
| Yr 1 | £9,891 | £108,150 | £6,677 | £2,739 | £5,889 | 16.5% |
| Yr 3 | £10,392 | £114,736 | £7,037 | £8,756 | £18,492 | 51.9% |
| Yr 5 | £10,918 | £121,724 | £7,416 | £15,521 | £32,244 | 90.6% |
| Yr 10 | £12,353 | £141,111 | £8,449 | £35,960 | £72,071 | 202.4% |
| Yr 15 | £13,976 | £163,587 | £9,618 | £61,965 | £120,552 | 338.6% |
| Yr 20 | £15,812 | £189,642 | £10,940 | £94,267 | £178,908 | 502.6% |
| Yr 25 | £17,890 | £219,847 | £12,436 | £133,693 | £248,539 | 698.1% |
| Yr 30 | £20,241 | £254,863 | £14,129 | £181,179 | £331,042 | 929.9% |
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)
🌎 Area Profile — WV12 5 ⓘ What are deciles?
IMD (Overall)
1/10
High deprivation
Crime
1/10
High deprivation
Income
1/10
High deprivation
Employment
1/10
High deprivation
Education
2/10
High deprivation
Housing Barriers
6/10
Mid deprivation
Rural/Urban
Mixed
📊 Investment Skill Analysis
Net Yield
6.4%
Gross:9.4%
Mortgage
PASS
75% LTV · 5.0% rate
Survey Risk
Low Risk
Score: 2/10
SDLT (Additional)
£5,250
5.0% effective rate · Company: £5,250
Void Risk
Medium
~5 weeks/year
Statistical CI (65%)
£116,832
–£156,368
vs Comparable Mean:-23.1%· n=5
SPV Tax Saving
£1,693/yr
Breakeven: — years
5-Year IRR
9.6%
IRR — Moderate
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £700 | 8.0% | 4.8% | £-8 | -4.6% |
| Conservative | £766 | 8.8% | 5.7% | £138 | 5.3% |
| Base | £824 | 9.4% | 6.4% | £228 | 9.6% |
| Optimistic | £890 | 10.2% | 7.1% | £326 | 14.4% |
| Bull | £972 | 11.1% | 8.0% | £439 | 20.6% |
⚠ Condition Flags
Extended Market Time (MODERATE)
Level 2 HomeBuyer Report (RICS) — standard for well-maintained modern properties
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●9.42% |
| Net Yield | ●6.36% |
| Net Annual Income | £6,674 |
| Deductions: void 8% (−£791) · mgmt 10% (−£989) · maint 10% (−£989) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £327 |
| Monthly Cashflow (IO) | ●£229 |
| Cash-on-Cash Return | ●7.69% |
| 5-Year IRR | ●9.6% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £5,250 |
| SDLT Effective Rate | 5.0% |
| SDLT (Company) | £5,250 |
| Section 24 Extra Tax/yr (higher rate) | £788 |
| SPV Annual Saving | £1,693 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £121,724 |
| Less: Purchase Price | −£105,000 |
| Less: Buying Costs (SDLT + legal) | −£7,850 |
| Less: Selling Costs (est. 2.5%) | −£3,043 |
| = CGT Net Gain (5yr) | £5,831 |
| CGT at 24% | £679 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £700 | 8.0% | 4.8% | £-8 | -4.6% |
| Conservative | £766 | 8.8% | 5.7% | £138 | 5.3% |
| Base | £824 | 9.4% | 6.4% | £228 | 9.6% |
| Optimistic | £890 | 10.2% | 7.1% | £326 | 14.4% |
| Bull | £972 | 11.1% | 8.0% | £439 | 20.6% |
PropertyAlert.uk is not affiliated with any property portal. Analysis is based on publicly available Land Registry data and EPC certificates. This report is for informational purposes only and does not constitute financial advice.
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