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Flat · 2 bed
Supports major UK property portals
Suggested Offer Range
Asking price is 8% above the area median. Offers anchored to area median of £299,000. Note: listed as "Offers Over" — vendor expects full asking price or above.
🔨 Refurb Cost Estimate
AI condition score: 6/10 · London rates
| Room | Estimated Refurb Cost |
|---|---|
| Kitchen | £2,650 |
| Bathroom | £2,000 |
| Living Room | £1,150 |
| Master Bedroom | £1,300 |
| Bedroom 2 | £1,300 |
| Entrance Hall | £250 |
| Total Estimated Refurb | £7,250 |
⚠ 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 | Builders East London: Your First Call for General Builders ... | 0203 305 7656 | — |
| decorator | Expert Residential & Commercial Painting Services in London | 07712680424 | — |
| photographer | Vistolia Photography Hackney | 07709 654594 | — |
Property Details
- Asking Price
- £325,000
- Property Type
- Flat
- Bedrooms
- 2
- Bathrooms
- N/A
- Floor Area
- 600–700 sqft
- Article 4 Area
- ✓ No restriction — SA permitted under PD rights
📈 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 | £23,692 | £334,750 | £16,614 | £4,426 | £14,176 | 13.1% |
| Yr 3 | £24,892 | £355,136 | £17,477 | £14,568 | £44,705 | 41.5% |
| Yr 5 | £26,152 | £376,764 | £18,385 | £26,503 | £78,267 | 72.6% |
| Yr 10 | £29,589 | £436,773 | £20,859 | £64,789 | £176,562 | 163.7% |
| Yr 15 | £33,477 | £506,339 | £23,658 | £116,406 | £297,745 | 276.1% |
| Yr 20 | £37,876 | £586,986 | £26,826 | £183,106 | £445,092 | 412.7% |
| Yr 25 | £42,853 | £680,478 | £30,409 | £266,871 | £622,349 | 577.1% |
| Yr 30 | £48,485 | £788,860 | £34,464 | £369,944 | £833,804 | 773.1% |
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
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● Approved ● Pending ● Refused
🌎 Area Profile — Greater London ⓘ What are deciles?
📄 Lease Information
Estimated remaining lease: 125 years.
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,678 | 6.2% | 3.9% | £-267 | -8.7% |
| Conservative | £1,836 | 6.8% | 4.6% | £131 | 1.8% |
| Base | £1,974 | 7.3% | 5.1% | £369 | 6.3% |
| Optimistic | £2,132 | 7.9% | 5.7% | £626 | 11.5% |
| Bull | £2,329 | 8.6% | 6.4% | £921 | 18.0% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●7.29% |
| Net Yield | ●5.11% |
| Net Annual Income | £16,610 |
| Deductions: void 8% (−£1,895) · mgmt 10% (−£2,369) · maint 10% (−£2,369) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £1,014 |
| Monthly Cashflow (IO) | ●£370 |
| Cash-on-Cash Return | ●4.1% |
| 5-Year IRR | ●6.3% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £22,500 |
| SDLT Effective Rate | 6.92% |
| SDLT (Company) | £22,500 |
| Section 24 Extra Tax/yr (higher rate) | £2,438 |
| SPV Annual Saving | £4,037 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £376,764 |
| Less: Purchase Price | −£325,000 |
| Less: Buying Costs (SDLT + legal) | −£25,100 |
| Less: Selling Costs (est. 2.5%) | −£9,419 |
| = CGT Net Gain (5yr) | £17,245 |
| CGT at 24% | £3,419 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,678 | 6.2% | 3.9% | £-267 | -8.7% |
| Conservative | £1,836 | 6.8% | 4.6% | £131 | 1.8% |
| Base | £1,974 | 7.3% | 5.1% | £369 | 6.3% |
| Optimistic | £2,132 | 7.9% | 5.7% | £626 | 11.5% |
| Bull | £2,329 | 8.6% | 6.4% | £921 | 18.0% |
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