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Detached · 2 bed
Supports major UK property portals
Suggested Offer Range
Already 46% below the area median — limited negotiation margin. Strong value at current asking price.
🔨 Refurb Cost Estimate
AI condition score: 8/10 · Yorkshire and The Humber rates
| Room | Estimated Refurb Cost |
|---|---|
| Kitchen | £700 |
| Bathroom | £500 |
| Living Room | £300 |
| Hallway / Stairs | £100 |
| Master Bedroom | £350 |
| Bedroom 2 | £350 |
| Total Estimated Refurb | £1,800 |
⚠ Indicative estimates only. Based on photo condition score and regional benchmarks for a typical 2–3 bed property. Always obtain contractor quotes before committing to a refurb budget. Photo AI may over-flag minor cosmetic issues.
🔧 Local Trades
| Trade | Name | Phone | |
|---|---|---|---|
| builder | Lynch Renovation and Construction | 07304 063002 | — |
| decorator | Decorators in Leeds With Excellent Reviews | Free Quote ... | 0113 808 1192 | — |
Property Details
- Asking Price
- £179,950
- Property Type
- Detached
- Bedrooms
- 2
- Bathrooms
- N/A
- Est. Floor Area
- 1,000–1,100 sqft (est.)
- 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 1-3-bedroom comparable sales only.
| Address | Type | Beds | Price | £/sqft | Date | Distance |
|---|---|---|---|---|---|---|
| Sector sale 1 | Detached | 3 | — | — | — | — |
■ Above subject ■ Below subject
ⓘ Bedroom counts are estimated from EPC records or floor area, since Land Registry sales don’t record bedrooms directly.
Location
Motivated Seller Analysis
Standard — 2/10Behavioural signals: Below market value
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £561 |
| ICR (actual) | 1.6x |
| Feasibility | MARGINAL |
| Notes: Rental coverage 114% — below standard 145% threshold, may need larger deposit | |
| 💲 Total Cash Required | |
| Purchase Price | £179,950 |
| Deposit (25% — 75% LTV) | £44,987 |
| SDLT (additional property, 5% surcharge) | £10,096 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £58,082 |
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 | £179,950 | Loan (75% LTV) | £134,962 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £619 |
| Rent needed (1.5×) | £928/mo | Estimated rent | £900/mo |
| Stress ratio | 1.45× (need ≥ 1.5×) £28 shortfall | ||
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 |
| GDV (comp median) | £206,942 |
| 75% remortgage | £155,207 |
| Cash left in deal | £26,543 (43% recycled) |
| Est. BTL cashflow | £-62/mo |
| Gross margin | £-14,950 |
| Reno cost (est.) | –£1,800 |
| Buy + sell costs | –£16,171 |
| Net profit | £-32,921 (-70.4% ROI) |
| SA gross/mo | £1,137 |
| SA net/mo | £851 |
| BTL est./mo | £900 |
| SA vs BTL uplift | +£237/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £193,786 | +£13,836 | £51,816 | +£6,829 (3.8%) |
| 5 years | £203,597 | +£23,647 | £59,125 | +£14,138 (7.9%) |
| 7 years | £213,904 | +£33,954 | £66,804 | +£21,816 (12.1%) |
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.
Finance This Investment
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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 | £10,797 | £185,348 | £7,329 | £581 | £5,979 | 10.1% |
| Yr 3 | £11,344 | £196,636 | £7,722 | £2,330 | £19,016 | 32.1% |
| Yr 5 | £11,918 | £208,611 | £8,136 | £4,896 | £33,558 | 56.7% |
| Yr 10 | £13,484 | £241,838 | £9,263 | £15,162 | £77,050 | 130.2% |
| Yr 15 | £15,256 | £280,356 | £10,539 | £31,503 | £131,909 | 222.9% |
| Yr 20 | £17,261 | £325,010 | £11,983 | £54,718 | £199,777 | 337.6% |
| Yr 25 | £19,529 | £376,775 | £13,616 | £85,709 | £282,534 | 477.4% |
| Yr 30 | £22,095 | £436,786 | £15,463 | £125,499 | £382,335 | 646.0% |
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)
5 planning applications found within 0.5 miles — 🔒 sign in for references, descriptions and status
View all planning applications on your dashboard →
● Approved ● Pending ● Refused
🌎 Area Profile — Yorkshire ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £765 | 5.1% | 3.1% | £-271 | -12.4% |
| Conservative | £837 | 5.6% | 3.7% | £-70 | -1.2% |
| Base | £900 | 6.0% | 4.1% | £49 | 3.6% |
| Optimistic | £972 | 6.5% | 4.5% | £176 | 9.0% |
| Bull | £1,062 | 7.1% | 5.1% | £320 | 15.8% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●6.0% |
| Net Yield | ●4.07% |
| Net Annual Income | £7,331 |
| Deductions: void 8% (−£864) · mgmt 10% (−£1,080) · maint 10% (−£1,080) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £561 |
| Monthly Cashflow (IO) | ●£50 |
| Cash-on-Cash Return | ●0.98% |
| 5-Year IRR | ●3.6% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £10,096 |
| SDLT Effective Rate | 5.61% |
| SDLT (Company) | £10,096 |
| Section 24 Extra Tax/yr (higher rate) | £1,350 |
| SPV Annual Saving | £1,960 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £208,611 |
| Less: Purchase Price | −£179,950 |
| Less: Buying Costs (SDLT + legal) | −£12,696 |
| Less: Selling Costs (est. 2.5%) | −£5,215 |
| = CGT Net Gain (5yr) | £10,750 |
| CGT at 24% | £1,860 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £765 | 5.1% | 3.1% | £-271 | -12.4% |
| Conservative | £837 | 5.6% | 3.7% | £-70 | -1.2% |
| Base | £900 | 6.0% | 4.1% | £49 | 3.6% |
| Optimistic | £972 | 6.5% | 4.5% | £176 | 9.0% |
| Bull | £1,062 | 7.1% | 5.1% | £320 | 15.8% |
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