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End of Terrace · 2 bed
Supports major UK property portals
Suggested Offer Range
Already 23% below the area median — limited negotiation margin. Strong value at current asking price.
🔨 Refurb Cost Estimate
Estimated (no AI photo score yet) · South West rates
| Room | Estimated Refurb Cost |
|---|---|
| Kitchen | £4,200 |
| Bathroom | £3,050 |
| Living Room | £1,800 |
| Master Bedroom | £2,100 |
| Bedroom 2 | £2,100 |
| Entrance Hall | £450 |
| Total Estimated Refurb | £13,200 |
⚠ 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 | Premier Builder Plymouth, Exeter, Truro • Classic Builders (SW) Ltd | 01752 696640 | — |
| decorator | Davidsons Decor: Painters and Decorators in Plymouth, Devon | 07773 934926 | — |
| photographer | TC Photography Plymouth LTD | 01752 922024 | — |
Property Details
- Asking Price
- £249,500
- Property Type
- End of Terrace
- Bedrooms
- 2
- Bathrooms
- N/A
- Est. Floor Area
- 1,300–1,400 sqft (est.)
- Article 4 Area
- ⚠️ Yes — SA/HMO may need planning consent
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 | Terraced | 1 | — | — | — | — |
| Sector sale 2 | Terraced | 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 | £778 |
| ICR (actual) | 1.11x |
| Feasibility | REFER |
| Notes: Rental coverage 79% — below 100% stressed coverage, most lenders will decline | |
| 💲 Total Cash Required | |
| Purchase Price | £249,500 |
| Deposit (25% — 75% LTV) | £62,375 |
| SDLT (additional property, 5% surcharge) | £14,965 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £80,339 |
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 | £249,500 | Loan (75% LTV) | £187,125 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £858 |
| Rent needed (1.5×) | £1,286/mo | Estimated rent | £865/mo |
| Stress ratio | 1.01× (need ≥ 1.5×) £421 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) | £286,925 |
| 75% remortgage | £215,194 |
| Cash left in deal | £47,506 (37% recycled) |
| Est. BTL cashflow | £-334/mo |
| Gross margin | £-9,500 |
| Reno cost (est.) | –£13,200 |
| Buy + sell costs | –£22,165 |
| Net profit | £-44,865 (-59.4% ROI) |
| SA gross/mo | £1,820 |
| SA net/mo | £1,452 |
| BTL est./mo | £865 |
| SA vs BTL uplift | +£955/mo |
| ⚠ Article 4 area — SA/HMO may require planning consent | |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £268,684 | +£19,184 | £72,145 | +£9,770 (3.9%) |
| 5 years | £282,286 | +£32,786 | £82,278 | +£19,903 (8.0%) |
| 7 years | £296,577 | +£47,077 | £92,925 | +£30,550 (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 | £10,379 | £256,985 | £7,028 | £-2,328 | £5,157 | 6.3% |
| Yr 3 | £10,905 | £272,635 | £7,406 | £-6,420 | £16,716 | 20.5% |
| Yr 5 | £11,457 | £289,239 | £7,804 | £-9,726 | £30,013 | 36.9% |
| Yr 10 | £12,962 | £335,307 | £8,888 | £-14,289 | £71,518 | 87.8% |
| Yr 15 | £14,666 | £388,713 | £10,114 | £-13,013 | £126,200 | 155.0% |
| Yr 20 | £16,593 | £450,625 | £11,502 | £-5,129 | £195,996 | 240.7% |
| Yr 25 | £18,773 | £522,398 | £13,072 | £10,231 | £283,128 | 347.7% |
| Yr 30 | £21,240 | £605,602 | £14,848 | £34,048 | £390,150 | 479.1% |
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
View all planning applications on your dashboard →
● Approved ● Pending ● Refused
🌎 Area Profile — South West England ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £735 | 3.5% | 2.1% | £-573 | -17.1% |
| Conservative | £804 | 3.9% | 2.5% | £-332 | -5.0% |
| Base | £865 | 4.2% | 2.8% | £-194 | 0.1% |
| Optimistic | £934 | 4.5% | 3.1% | £-47 | 5.7% |
| Bull | £1,021 | 4.9% | 3.6% | £115 | 12.9% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●4.16% |
| Net Yield | ●2.82% |
| Net Annual Income | £7,029 |
| Deductions: void 8% (−£830) · mgmt 10% (−£1,038) · maint 10% (−£1,038) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £778 |
| Monthly Cashflow (IO) | ●£-192 |
| Cash-on-Cash Return | ●-2.86% |
| 5-Year IRR | ●0.1% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £14,965 |
| SDLT Effective Rate | 6.0% |
| SDLT (Company) | £14,965 |
| Section 24 Extra Tax/yr (higher rate) | £1,450 |
| SPV Annual Saving | £1,450 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £289,239 |
| Less: Purchase Price | −£249,500 |
| Less: Buying Costs (SDLT + legal) | −£17,565 |
| Less: Selling Costs (est. 2.5%) | −£7,231 |
| = CGT Net Gain (5yr) | £14,943 |
| CGT at 24% | £2,866 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £735 | 3.5% | 2.1% | £-573 | -17.1% |
| Conservative | £804 | 3.9% | 2.5% | £-332 | -5.0% |
| Base | £865 | 4.2% | 2.8% | £-194 | 0.1% |
| Optimistic | £934 | 4.5% | 3.1% | £-47 | 5.7% |
| Bull | £1,021 | 4.9% | 3.6% | £115 | 12.9% |
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