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Detached · 3 bed
Supports major UK property portals
Suggested Offer Range
Already 40% below the comparable sales mean — limited negotiation margin. Strong value at current asking price.
🔨 Refurb Cost Estimate
Estimated (no AI photo score yet) · Wales rates
| Room | Estimated Refurb Cost |
|---|---|
| Kitchen | £3,300 |
| Bathroom | £2,450 |
| Living Room | £1,450 |
| Hallway / Stairs | £550 |
| Master Bedroom | £1,100 |
| Bedroom 2 | £1,100 |
| Bedroom 3 | £1,100 |
| Total Estimated Refurb | £10,560 |
⚠ 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 | Thomas Jones Builders Ltd - Llandudno | 01492 876409 | — |
| decorator | John Gardner and Sons - property painting and decorating ... | 07768 321 577 | — |
| photographer | Behind Lucy's Lens Photography | 07777106487 | — |
Property Details
- Asking Price
- £267,500
- Property Type
- Detached
- Bedrooms
- 3
- Bathrooms
- N/A
- Est. Floor Area
- 1,300–1,400 sqft (est.)
- 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
🔍 Filtered to 2-4-bedroom comparable sales only.
| Address | Type | Beds | Price | £/sqft | Date | Distance |
|---|---|---|---|---|---|---|
| Sector sale 1 | Detached | 4 | — | — | — | — |
| Sector sale 2 | Detached | 4 | — | — | — | — |
| Sector sale 3 | Detached | 4 | — | — | — | — |
■ Above subject ■ Below subject
Based on 3 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
Motivated Seller Analysis
Standard — 2/10Behavioural signals: Below market value
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £834 |
| ICR (actual) | 1.07x |
| Feasibility | REFER |
| Notes: Rental coverage 76% — below 100% stressed coverage, most lenders will decline | |
| 💲 Total Cash Required | |
| Purchase Price | £267,500 |
| Deposit (25% — 75% LTV) | £66,875 |
| SDLT (additional property, 5% surcharge) | £16,750 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £86,624 |
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 | £267,500 | Loan (75% LTV) | £200,625 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £920 |
| Rent needed (1.5×) | £1,379/mo | Estimated rent | £892/mo |
| Stress ratio | 0.97× (need ≥ 1.5×) £487 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) | £415,000 |
| 75% remortgage | £311,250 |
| Cash left in deal | £0 (100% recycled) |
| Est. BTL cashflow | £-717/mo |
| Gross margin | +£147,500 |
| Reno cost (est.) | –£10,560 |
| Buy + sell costs | –£26,575 |
| Net profit | +£110,365 (142.5% ROI) |
| SA gross/mo | £1,041 |
| SA net/mo | £766 |
| BTL est./mo | £892 |
| SA vs BTL uplift | +£149/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £288,068 | +£20,568 | £77,406 | +£10,531 (3.9%) |
| 5 years | £302,652 | +£35,152 | £88,271 | +£21,396 (8.0%) |
| 7 years | £317,973 | +£50,473 | £99,685 | +£32,810 (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 | £10,700 | £275,525 | £7,259 | £-2,772 | £5,253 | 6.0% |
| Yr 3 | £11,242 | £292,304 | £7,649 | £-7,734 | £17,070 | 19.5% |
| Yr 5 | £11,811 | £310,106 | £8,059 | £-11,886 | £30,719 | 35.0% |
| Yr 10 | £13,363 | £359,498 | £9,176 | £-18,452 | £73,546 | 83.8% |
| Yr 15 | £15,119 | £416,756 | £10,441 | £-18,996 | £130,260 | 148.5% |
| Yr 20 | £17,106 | £483,135 | £11,871 | £-12,729 | £202,906 | 231.3% |
| Yr 25 | £19,353 | £560,086 | £13,489 | £1,245 | £293,831 | 334.9% |
| Yr 30 | £21,897 | £649,293 | £15,321 | £23,939 | £405,732 | 462.5% |
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
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £758 | 3.4% | 2.0% | £-631 | -17.6% |
| Conservative | £830 | 3.7% | 2.4% | £-376 | -5.4% |
| Base | £892 | 4.0% | 2.7% | £-231 | -0.3% |
| Optimistic | £963 | 4.3% | 3.0% | £-77 | 5.4% |
| Bull | £1,053 | 4.7% | 3.4% | £94 | 12.5% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●4.0% |
| Net Yield | ●2.71% |
| Net Annual Income | £7,262 |
| Deductions: void 8% (−£856) · mgmt 10% (−£1,070) · maint 10% (−£1,070) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £834 |
| Monthly Cashflow (IO) | ●£-229 |
| Cash-on-Cash Return | ●-3.16% |
| 5-Year IRR | ●-0.3% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £16,750 |
| SDLT Effective Rate | 6.26% |
| SDLT (Company) | £16,750 |
| Section 24 Extra Tax/yr (higher rate) | £1,419 |
| SPV Annual Saving | £1,419 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £310,106 |
| Less: Purchase Price | −£267,500 |
| Less: Buying Costs (SDLT + legal) | −£19,350 |
| Less: Selling Costs (est. 2.5%) | −£7,753 |
| = CGT Net Gain (5yr) | £15,503 |
| CGT at 24% | £3,001 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £758 | 3.4% | 2.0% | £-631 | -17.6% |
| Conservative | £830 | 3.7% | 2.4% | £-376 | -5.4% |
| Base | £892 | 4.0% | 2.7% | £-231 | -0.3% |
| Optimistic | £963 | 4.3% | 3.0% | £-77 | 5.4% |
| Bull | £1,053 | 4.7% | 3.4% | £94 | 12.5% |
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