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Flat · 2 bed
Supports major UK property portals
Suggested Offer Range
Close to comparable sales mean. Standard 3–10% negotiation range.
🔨 Refurb Cost Estimate
AI condition score: 8/10 · South East rates
| Room | Estimated Refurb Cost |
|---|---|
| Kitchen | £950 |
| Bathroom | £700 |
| Living Room | £400 |
| Master Bedroom | £500 |
| Bedroom 2 | £500 |
| Entrance Hall | £100 |
| Total Estimated Refurb | £2,500 |
⚠ 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 | R Cunningham Builders | Trusted Builders in Milton Keynes | 01908 263554 | — |
| decorator | ASR Painters and Decorators | Expert Painting & Decorating ... | 07860207718 | — |
| photographer | Photography Studio Milton Keynes | 01908 399140 | — |
Property Details
- Asking Price
- £280,000
- Property Type
- Flat
- Bedrooms
- 2
- Bathrooms
- N/A
- Floor Area
- 600–700 sqft
- Article 4 Area
- ⚠️ Yes — SA/HMO may need planning consent
Comparable Sales in this postcode sector
🔍 Filtered to 1-3-bedroom comparable sales only.
| Address | Type | Beds | Price | £/sqft | Date | Distance |
|---|---|---|---|---|---|---|
| Sector sale 1 | Flat | 1 | — | — | — | — |
| Sector sale 2 | Flat | 2 | — | — | — | — |
| Sector sale 3 | Flat | 2 | — | — | — | — |
| Sector sale 4 | Flat | 2 | — | — | — | — |
| Sector sale 5 | Flat | 2 | — | — | — | — |
| Sector sale 6 | Flat | 2 | — | — | — | — |
| Sector sale 7 | Flat | 1 | — | — | — | — |
| Sector sale 8 | Flat | 1 | — | — | — | — |
| Sector sale 9 | Flat | 2 | — | — | — | — |
| Sector sale 10 | Flat | 2 | — | — | — | — |
■ Above subject ■ Below subject
Based on 10 comparable sales — Full Range (grey) · Typical IQR (blue) · Fair Value CI (light blue) · | Median · | Mean · Asking (▲)
ⓘ Bedroom counts are estimated from EPC records or floor area, since Land Registry sales don’t record bedrooms directly.
Location
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £873 |
| ICR (actual) | 1.38x |
| Feasibility | REFER |
| Notes: Rental coverage 98% — below 100% stressed coverage, most lenders will decline | |
| 💲 Total Cash Required | |
| Purchase Price | £280,000 |
| Deposit (25% — 75% LTV) | £70,000 |
| SDLT (additional property, 5% surcharge) | £18,000 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £90,999 |
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 | £280,000 | Loan (75% LTV) | £210,000 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £962 |
| Rent needed (1.5×) | £1,444/mo | Estimated rent | £1,201/mo |
| Stress ratio | 1.25× (need ≥ 1.5×) £243 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) | £310,000 |
| 75% remortgage | £232,500 |
| Cash left in deal | £50,000 (31% recycled) |
| Est. BTL cashflow | £-188/mo |
| Gross margin | +£30,000 |
| Reno cost (est.) | –£2,500 |
| Buy + sell costs | –£26,250 |
| Net profit | +£1,250 (1.7% ROI) |
| SA gross/mo | £1,003 |
| SA net/mo | £733 |
| BTL est./mo | £1,202 |
| SA vs BTL uplift | £-199/mo |
| ⚠ Article 4 area — SA/HMO may require planning consent | |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £301,529 | +£21,529 | £81,059 | +£11,059 (3.9%) |
| 5 years | £316,794 | +£36,794 | £92,432 | +£22,432 (8.0%) |
| 7 years | £332,832 | +£52,832 | £104,380 | +£34,380 (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 | £14,420 | £288,400 | £9,937 | £-563 | £7,837 | 8.5% |
| Yr 3 | £15,150 | £305,964 | £10,463 | £-903 | £25,061 | 27.2% |
| Yr 5 | £15,917 | £324,597 | £11,015 | £-152 | £44,445 | 48.3% |
| Yr 10 | £18,009 | £376,297 | £12,521 | £6,868 | £103,165 | 112.0% |
| Yr 15 | £20,375 | £436,231 | £14,225 | £22,001 | £178,232 | 193.5% |
| Yr 20 | £23,053 | £505,711 | £16,153 | £46,315 | £272,026 | 295.4% |
| Yr 25 | £26,082 | £586,258 | £18,334 | £81,015 | £387,272 | 420.5% |
| Yr 30 | £29,509 | £679,633 | £20,802 | £127,465 | £527,099 | 572.3% |
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?
📄 Lease Information
Estimated remaining lease: 125 years.
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,021 | 4.4% | 2.7% | £-511 | -14.4% |
| Conservative | £1,117 | 4.8% | 3.2% | £-218 | -2.9% |
| Base | £1,201 | 5.1% | 3.5% | £-47 | 2.0% |
| Optimistic | £1,297 | 5.6% | 4.0% | £135 | 7.5% |
| Bull | £1,417 | 6.1% | 4.5% | £340 | 14.4% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●5.15% |
| Net Yield | ●3.55% |
| Net Annual Income | £9,932 |
| Deductions: void 8% (−£1,154) · mgmt 10% (−£1,442) · maint 10% (−£1,442) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £873 |
| Monthly Cashflow (IO) | ●£-45 |
| Cash-on-Cash Return | ●-0.62% |
| 5-Year IRR | ●2.0% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £18,000 |
| SDLT Effective Rate | 6.43% |
| SDLT (Company) | £18,000 |
| Section 24 Extra Tax/yr (higher rate) | £2,100 |
| SPV Annual Saving | £2,512 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £324,597 |
| Less: Purchase Price | −£280,000 |
| Less: Buying Costs (SDLT + legal) | −£20,600 |
| Less: Selling Costs (est. 2.5%) | −£8,115 |
| = CGT Net Gain (5yr) | £15,882 |
| CGT at 24% | £3,092 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,021 | 4.4% | 2.7% | £-511 | -14.4% |
| Conservative | £1,117 | 4.8% | 3.2% | £-218 | -2.9% |
| Base | £1,201 | 5.1% | 3.5% | £-47 | 2.0% |
| Optimistic | £1,297 | 5.6% | 4.0% | £135 | 7.5% |
| Bull | £1,417 | 6.1% | 4.5% | £340 | 14.4% |
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