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Semi-Detached · 4 bed
Supports major UK property portals
Suggested Offer Range
Asking price is 34% above the comparable sales mean. Offers anchored to comparable sales mean of £614,000.
🔨 Refurb Cost Estimate
Estimated (no AI photo score yet) · London rates
| Room | Estimated Refurb Cost |
|---|---|
| Kitchen | £5,450 |
| Bathroom | £4,000 |
| Living Room | £2,350 |
| Hallway / Stairs | £900 |
| Master Bedroom | £1,350 |
| Bedroom 2 | £1,350 |
| Bedroom 3 | £1,350 |
| Bedroom 4 | £1,350 |
| Total Estimated Refurb | £17,400 |
⚠ 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 | Gurra Construction | 07452 804995 | — |
| decorator | Painters & Decorators | Southwest London | 07594038923 | — |
| photographer | Serena Bolton Photography | 07415 792499 | — |
Property Details
- Asking Price
- £825,000
- Property Type
- Semi-Detached
- Bedrooms
- 4
- Bathrooms
- N/A
- Est. Floor Area
- 1,200–1,300 sqft (est.)
- Article 4 Area
- ✓ No restriction — SA permitted under PD rights
Comparable Sales in this postcode sector
| Address | Type | Beds | Price | £/sqft | Date | Distance |
|---|---|---|---|---|---|---|
| Sector sale 1 | Semi | 5 | — | — | — | — |
| Sector sale 2 | Semi | 5 | — | — | — | — |
| Sector sale 3 | Semi | 7 | — | — | — | — |
| Sector sale 4 | Semi | 5 | — | — | — | — |
| Sector sale 5 | Semi | 5 | — | — | — | — |
| Sector sale 6 | Semi | 5 | — | — | — | — |
| Sector sale 7 | Semi | 5 | — | — | — | — |
| Sector sale 8 | Semi | 5 | — | — | — | — |
| Sector sale 9 | Semi | 5 | — | — | — | — |
| Sector sale 10 | Semi | 6 | — | — | — | — |
■ 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 not available from Land Registry records. Comparables are matched by postcode sector and property type only.
Location
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £2,573 |
| ICR (actual) | 1.45x |
| Feasibility | MARGINAL |
| Notes: Rental coverage 104% — below standard 145% threshold, may need larger deposit | |
| 💲 Total Cash Required | |
| Purchase Price | £825,000 |
| Deposit (25% — 75% LTV) | £206,250 |
| SDLT (additional property, 5% surcharge) | £72,500 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £281,749 |
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 | £825,000 | Loan (75% LTV) | £618,750 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £2,836 |
| Rent needed (1.5×) | £4,254/mo | Estimated rent | £3,731/mo |
| Stress ratio | 1.32× (need ≥ 1.5×) £523 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) | £948,750 |
| 75% remortgage | £711,562 |
| Cash left in deal | £130,838 (41% recycled) |
| Est. BTL cashflow | £-538/mo |
| Gross margin | £-185,000 |
| Reno cost (est.) | –£17,400 |
| Buy + sell costs | –£85,700 |
| Net profit | £-288,100 (-128.8% ROI) |
| SA gross/mo | £2,010 |
| SA net/mo | £1,619 |
| BTL est./mo | £3,733 |
| SA vs BTL uplift | £-1,723/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £888,435 | +£63,435 | £240,354 | +£34,104 (4.1%) |
| 5 years | £933,412 | +£108,412 | £273,862 | +£67,612 (8.2%) |
| 7 years | £980,666 | +£155,666 | £309,066 | +£102,816 (12.5%) |
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 | £44,798 | £849,750 | £31,809 | £872 | £25,622 | 9.1% |
| Yr 3 | £47,065 | £901,500 | £33,442 | £5,054 | £81,554 | 28.8% |
| Yr 5 | £49,448 | £956,401 | £35,158 | £12,626 | £144,027 | 50.9% |
| Yr 10 | £55,946 | £1,108,731 | £39,836 | £47,531 | £331,262 | 117.1% |
| Yr 15 | £63,298 | £1,285,323 | £45,129 | £107,642 | £567,966 | 200.8% |
| Yr 20 | £71,616 | £1,490,042 | £51,118 | £196,272 | £861,314 | 304.5% |
| Yr 25 | £81,026 | £1,727,367 | £57,894 | £317,169 | £1,219,536 | 431.2% |
| Yr 30 | £91,674 | £2,002,492 | £65,560 | £474,572 | £1,652,063 | 584.1% |
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?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £3,171 | 4.6% | 2.9% | £-1,327 | -13.9% |
| Conservative | £3,470 | 5.0% | 3.5% | £-444 | -2.8% |
| Base | £3,731 | 5.4% | 3.9% | £71 | 1.9% |
| Optimistic | £4,029 | 5.9% | 4.3% | £624 | 7.3% |
| Bull | £4,403 | 6.4% | 4.8% | £1,246 | 14.1% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●5.43% |
| Net Yield | ●3.85% |
| Net Annual Income | £31,791 |
| Deductions: void 8% (−£3,584) · mgmt 10% (−£4,480) · maint 10% (−£4,480) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £2,573 |
| Monthly Cashflow (IO) | ●£76 |
| Cash-on-Cash Return | ●0.3% |
| 5-Year IRR | ●1.9% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £72,500 |
| SDLT Effective Rate | 8.79% |
| SDLT (Company) | £123,750 |
| Section 24 Extra Tax/yr (higher rate) | £6,188 |
| SPV Annual Saving | £7,927 |
| SPV Breakeven | 6.5 yrs |
| CGT Projected Sale (5yr) | £956,401 |
| Less: Purchase Price | −£825,000 |
| Less: Buying Costs (SDLT + legal) | −£75,100 |
| Less: Selling Costs (est. 2.5%) | −£23,910 |
| = CGT Net Gain (5yr) | £32,391 |
| CGT at 24% | £7,054 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £3,171 | 4.6% | 2.9% | £-1,327 | -13.9% |
| Conservative | £3,470 | 5.0% | 3.5% | £-444 | -2.8% |
| Base | £3,731 | 5.4% | 3.9% | £71 | 1.9% |
| Optimistic | £4,029 | 5.9% | 4.3% | £624 | 7.3% |
| Bull | £4,403 | 6.4% | 4.8% | £1,246 | 14.1% |
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