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Detached · 3 bed
Supports major UK property portals
Suggested Offer Range
Already 35% below the comparable sales mean — limited negotiation margin. Strong value at current asking price.
🔨 Refurb Cost Estimate
AI condition score: 5/10 · South East rates
| Room | Estimated Refurb Cost |
|---|---|
| Kitchen | £4,700 |
| Bathroom | £3,450 |
| Living Room | £2,000 |
| Hallway / Stairs | £750 |
| Master Bedroom | £1,550 |
| Bedroom 2 | £1,550 |
| Bedroom 3 | £1,550 |
| Total Estimated Refurb | £15,000 |
⚠ 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 | Kent Builders Tonbridge-Based, 5-Star Rated | Free Quote | 07879 447975 | — |
| decorator | Warren James Decorating | 01732 444222 | — |
| photographer | Harriet Buckingham Photography Photographer in Tonbridge | 07717 740 072 | — |
Property Details
- Asking Price
- £300,000
- Property Type
- Detached
- Bedrooms
- 3
- Bathrooms
- N/A
- Floor Area
- 700–800 sqft
- 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
| Address | Type | Beds | Price | £/sqft | Date | Distance |
|---|---|---|---|---|---|---|
| Sector sale 1 | Detached | 4 | — | — | — | — |
| Sector sale 2 | Detached | 4 | — | — | — | — |
| Sector sale 3 | Detached | 6 | — | — | — | — |
| Sector sale 4 | Detached | 4 | — | — | — | — |
| Sector sale 5 | Detached | 6 | — | — | — | — |
| Sector sale 6 | Detached | 5 | — | — | — | — |
| Sector sale 7 | Detached | 6 | — | — | — | — |
| Sector sale 8 | Detached | 10 | — | — | — | — |
| Sector sale 9 | Detached | 5 | — | — | — | — |
| Sector sale 10 | Detached | 9 | — | — | — | — |
■ Above subject ■ Below subject
Based on 4 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
Standard — 3/10Behavioural signals: 84 days on marketBelow market value
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £936 |
| ICR (actual) | 1.49x |
| Feasibility | MARGINAL |
| Notes: Rental coverage 106% — below standard 145% threshold, may need larger deposit | |
| 💲 Total Cash Required | |
| Purchase Price | £300,000 |
| Deposit (25% — 75% LTV) | £75,000 |
| SDLT (additional property, 5% surcharge) | £20,000 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £97,999 |
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 | £300,000 | Loan (75% LTV) | £225,000 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £1,031 |
| Rent needed (1.5×) | £1,547/mo | Estimated rent | £1,390/mo |
| Stress ratio | 1.35× (need ≥ 1.5×) £157 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) | £455,000 |
| 75% remortgage | £341,250 |
| Cash left in deal | £0 (100% recycled) |
| Est. BTL cashflow | £-518/mo |
| Gross margin | +£155,000 |
| Reno cost (est.) | –£15,000 |
| Buy + sell costs | –£30,425 |
| Net profit | +£109,575 (121.8% ROI) |
| SA gross/mo | £1,694 |
| SA net/mo | £1,341 |
| BTL est./mo | £1,390 |
| SA vs BTL uplift | +£304/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £323,067 | +£23,067 | £86,905 | +£11,905 (4.0%) |
| 5 years | £339,422 | +£39,422 | £99,090 | +£24,090 (8.0%) |
| 7 years | £356,606 | +£56,606 | £111,891 | +£36,891 (12.3%) |
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 | £16,680 | £309,000 | £11,565 | £315 | £9,315 | 9.4% |
| Yr 3 | £17,524 | £327,818 | £12,173 | £1,852 | £29,670 | 29.9% |
| Yr 5 | £18,412 | £347,782 | £12,811 | £4,651 | £52,434 | 52.9% |
| Yr 10 | £20,831 | £403,175 | £14,553 | £17,598 | £120,773 | 121.9% |
| Yr 15 | £23,568 | £467,390 | £16,524 | £39,930 | £207,320 | 209.2% |
| Yr 20 | £26,665 | £541,833 | £18,754 | £72,881 | £314,714 | 317.6% |
| Yr 25 | £30,170 | £628,133 | £21,277 | £117,846 | £445,979 | 450.0% |
| Yr 30 | £34,134 | £728,179 | £24,132 | £176,404 | £604,583 | 610.1% |
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 East England ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,182 | 4.7% | 2.9% | £-488 | -13.3% |
| Conservative | £1,293 | 5.2% | 3.5% | £-163 | -2.0% |
| Base | £1,390 | 5.6% | 3.9% | £26 | 2.8% |
| Optimistic | £1,501 | 6.0% | 4.3% | £230 | 8.2% |
| Bull | £1,640 | 6.6% | 4.8% | £459 | 15.1% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●5.56% |
| Net Yield | ●3.85% |
| Net Annual Income | £11,565 |
| Deductions: void 8% (−£1,334) · mgmt 10% (−£1,668) · maint 10% (−£1,668) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £936 |
| Monthly Cashflow (IO) | ●£28 |
| Cash-on-Cash Return | ●0.32% |
| 5-Year IRR | ●2.8% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £20,000 |
| SDLT Effective Rate | 6.67% |
| SDLT (Company) | £20,000 |
| Section 24 Extra Tax/yr (higher rate) | £2,250 |
| SPV Annual Saving | £3,009 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £347,782 |
| Less: Purchase Price | −£300,000 |
| Less: Buying Costs (SDLT + legal) | −£22,600 |
| Less: Selling Costs (est. 2.5%) | −£8,695 |
| = CGT Net Gain (5yr) | £16,487 |
| CGT at 24% | £3,237 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,182 | 4.7% | 2.9% | £-488 | -13.3% |
| Conservative | £1,293 | 5.2% | 3.5% | £-163 | -2.0% |
| Base | £1,390 | 5.6% | 3.9% | £26 | 2.8% |
| Optimistic | £1,501 | 6.0% | 4.3% | £230 | 8.2% |
| Bull | £1,640 | 6.6% | 4.8% | £459 | 15.1% |
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