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House · 2 bed
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Suggested Offer Range
Already 30% 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 | Builders Liverpool | Expert Local Builders & Home Extensions ... | 07455 858107 | — |
| decorator | Iain Young Painter & Decorators | Liverpool | 07738 009076 | — |
Property Details
- Asking Price
- £99,950
- Property Type
- House
- Bedrooms
- 2
- Bathrooms
- N/A
- Est. Floor Area
- 800–900 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 2-bedroom comparable sales only.
| Address | Type | Beds | Price | £/sqft | Date | Distance |
|---|---|---|---|---|---|---|
| Sector sale 1 | Terraced | 2 | — | — | — | — |
| Sector sale 2 | Terraced | 2 | — | — | — | — |
| Sector sale 3 | Terraced | 2 | — | — | — | — |
| Sector sale 4 | Terraced | 2 | — | — | — | — |
| Sector sale 5 | Terraced | 2 | — | — | — | — |
| Sector sale 6 | Terraced | 2 | — | — | — | — |
| Sector sale 7 | Terraced | 2 | — | — | — | — |
■ 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
Watch — 5/10Behavioural signals: 207 days on marketBelow market value
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £312 |
| ICR (actual) | 2.62x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £99,950 |
| Deposit (25% — 75% LTV) | £24,987 |
| SDLT (additional property, 5% surcharge) | £4,998 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £32,984 |
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 | £99,950 | Loan (75% LTV) | £74,962 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £344 |
| Rent needed (1.5×) | £515/mo | Estimated rent | £815/mo |
| Stress ratio | 2.37× (need ≥ 1.5×) +£300 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 |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £107,635 | +£7,685 | £28,434 | +£3,446 (3.4%) |
| 5 years | £113,084 | +£13,134 | £32,493 | +£7,506 (7.5%) |
| 7 years | £118,809 | +£18,859 | £36,758 | +£11,771 (11.8%) |
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 | £9,775 | £102,948 | £6,593 | £2,845 | £5,843 | 17.1% |
| Yr 3 | £10,270 | £109,218 | £6,949 | £9,067 | £18,335 | 53.8% |
| Yr 5 | £10,790 | £115,869 | £7,324 | £16,029 | £31,948 | 93.7% |
| Yr 10 | £12,208 | £134,324 | £8,345 | £36,919 | £71,293 | 209.2% |
| Yr 15 | £13,812 | £155,719 | £9,500 | £63,309 | £119,078 | 349.4% |
| Yr 20 | £15,627 | £180,521 | £10,806 | £95,923 | £176,494 | 517.8% |
| Yr 25 | £17,680 | £209,273 | £12,285 | £135,577 | £244,900 | 718.5% |
| Yr 30 | £20,004 | £242,605 | £13,958 | £183,197 | £325,852 | 956.0% |
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 — North West England ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £693 | 8.3% | 5.0% | £7 | -3.8% |
| Conservative | £758 | 9.1% | 5.9% | £150 | 6.0% |
| Base | £815 | 9.8% | 6.6% | £237 | 10.1% |
| Optimistic | £880 | 10.6% | 7.4% | £333 | 14.9% |
| Bull | £962 | 11.5% | 8.3% | £444 | 21.1% |
⚠ Condition Flags
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●9.78% |
| Net Yield | ●6.6% |
| Net Annual Income | £6,597 |
| Deductions: void 8% (−£782) · mgmt 10% (−£978) · maint 10% (−£978) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £312 |
| Monthly Cashflow (IO) | ●£238 |
| Cash-on-Cash Return | ●8.36% |
| 5-Year IRR | ●10.1% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £4,998 |
| SDLT Effective Rate | 5.0% |
| SDLT (Company) | £4,998 |
| Section 24 Extra Tax/yr (higher rate) | £750 |
| SPV Annual Saving | £1,668 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £115,869 |
| Less: Purchase Price | −£99,950 |
| Less: Buying Costs (SDLT + legal) | −£7,598 |
| Less: Selling Costs (est. 2.5%) | −£2,897 |
| = CGT Net Gain (5yr) | £5,424 |
| CGT at 24% | £582 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £693 | 8.3% | 5.0% | £7 | -3.8% |
| Conservative | £758 | 9.1% | 5.9% | £150 | 6.0% |
| Base | £815 | 9.8% | 6.6% | £237 | 10.1% |
| Optimistic | £880 | 10.6% | 7.4% | £333 | 14.9% |
| Bull | £962 | 11.5% | 8.3% | £444 | 21.1% |
Run the numbers on this deal
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