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Detached · 3 bed
Supports major UK property portals
Suggested Offer Range
Already 11% below the comparable sales mean — some negotiation possible but limited margin.
🔨 Refurb Cost Estimate
Estimated (no AI photo score yet) · South West rates
| Room | Estimated Refurb Cost |
|---|---|
| Kitchen | £4,100 |
| Bathroom | £3,000 |
| Living Room | £1,800 |
| Hallway / Stairs | £700 |
| Master Bedroom | £1,400 |
| Bedroom 2 | £1,400 |
| Bedroom 3 | £1,400 |
| 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 | Emerald Builders – Builders Bournemouth Poole Christchurch ... | 07967 304726 | — |
| decorator | Painters and Decorators in Bournemouth | The Decorator Guys® | 07449812781 | — |
| photographer | Portrait & Headshot Photographer | Bournemouth, Dorset | +447928365362 | — |
Property Details
- Asking Price
- £425,000
- Property Type
- Detached
- Bedrooms
- 3
- Bathrooms
- N/A
- Floor Area
- 800–900 sqft
- Article 4 Area
- ✓ No restriction — SA permitted under PD rights
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 | 3 | — | — | — | — |
| Sector sale 3 | Detached | 2 | — | — | — | — |
| Sector sale 4 | Detached | 4 | — | — | — | — |
| Sector sale 5 | Detached | 2 | — | — | — | — |
| Sector sale 6 | Detached | 3 | — | — | — | — |
| Sector sale 7 | Detached | 2 | — | — | — | — |
| Sector sale 8 | Detached | 2 | — | — | — | — |
| Sector sale 9 | Detached | 3 | — | — | — | — |
| Sector sale 10 | Detached | 3 | — | — | — | — |
■ 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 | £1,672 |
| ICR (actual) | 0.87x |
| Feasibility | REFER |
| Notes: Rental coverage 62% — below 100% stressed coverage, most lenders will decline | |
| 💲 Total Cash Required | |
| Purchase Price | £425,000 |
| Deposit (25% — 75% LTV) | £106,250 |
| SDLT (additional property, 5% surcharge) | £43,598 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £152,847 |
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 | £425,000 | Loan (75% LTV) | £318,750 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £1,461 |
| Rent needed (1.5×) | £2,191/mo | Estimated rent | £1,449/mo |
| Stress ratio | 0.99× (need ≥ 1.5×) £742 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) | £470,000 |
| 75% remortgage | £352,500 |
| Cash left in deal | £85,700 (28% recycled) |
| Est. BTL cashflow | £-723/mo |
| Gross margin | +£45,000 |
| Reno cost (est.) | –£13,200 |
| Buy + sell costs | –£43,150 |
| Net profit | £-11,350 (-9.5% ROI) |
| SA gross/mo | £1,839 |
| SA net/mo | £1,468 |
| BTL est./mo | £1,148 |
| SA vs BTL uplift | +£691/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £457,679 | +£32,679 | £123,440 | +£17,190 (4.0%) |
| 5 years | £480,848 | +£55,848 | £140,702 | +£34,452 (8.1%) |
| 7 years | £505,191 | +£80,191 | £158,838 | +£52,588 (12.4%) |
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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All yield, cashflow, SDLT, CGT and mortgage figures on this page are calculated on the estimated effective purchase cost — not the guide price shown above.
| Guide price | £425,000 |
| Estimated hammer (mid) | £510,000 (guide × 1.20 — typical range is +10–35%) |
| Buyer’s premium (4% + VAT = 4.8%) | £24,480 |
| Legal fees (est.) | £1,500 |
| Effective purchase cost | £535,980 (+26.1% vs guide) |
Guide prices can change before auction day. Always verify the reserve price and obtain legal pack before bidding.
📈 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 | £13,770 | £437,750 | £9,469 | £-6,468 | £6,282 | 4.4% |
| Yr 3 | £14,467 | £464,409 | £9,971 | £-18,655 | £20,754 | 14.5% |
| Yr 5 | £15,200 | £492,691 | £10,499 | £-29,799 | £37,892 | 26.5% |
| Yr 10 | £17,197 | £571,164 | £11,937 | £-52,750 | £93,414 | 65.4% |
| Yr 15 | £19,457 | £662,136 | £13,564 | £-67,953 | £169,183 | 118.4% |
| Yr 20 | £22,013 | £767,597 | £15,405 | £-74,390 | £268,207 | 187.8% |
| Yr 25 | £24,906 | £889,856 | £17,487 | £-70,909 | £393,947 | 275.8% |
| Yr 30 | £28,179 | £1,031,587 | £19,844 | £-56,206 | £550,381 | 385.3% |
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 West England ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,232 | 2.8% | 1.7% | £-1,414 | -19.8% |
| Conservative | £1,348 | 3.0% | 2.0% | £-936 | -7.5% |
| Base | £1,449 | 3.2% | 2.3% | £-669 | -2.4% |
| Optimistic | £1,565 | 3.5% | 2.5% | £-386 | 3.4% |
| Bull | £1,710 | 3.8% | 2.8% | £-78 | 10.6% |
⚠ Condition Flags
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●3.24% |
| Net Yield | ●2.25% |
| Net Annual Income | £12,074 |
| Deductions: void 8% (−£1,102) · mgmt 10% (−£1,377) · maint 10% (−£1,377) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £1,672 |
| Monthly Cashflow (IO) | ●£-666 |
| Cash-on-Cash Return | ●-4.42% |
| 5-Year IRR | ●-2.4% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £43,598 |
| SDLT Effective Rate | 8.13% |
| SDLT (Company) | £80,397 |
| Section 24 Extra Tax/yr (higher rate) | £1,544 |
| SPV Annual Saving | £1,544 |
| SPV Breakeven | 23.8 yrs |
| CGT Projected Sale (5yr) | £621,348 |
| Less: Purchase Price | −£535,980 |
| Less: Buying Costs (SDLT + legal) | −£46,198 |
| Less: Selling Costs (est. 2.5%) | −£15,534 |
| = CGT Net Gain (5yr) | £23,636 |
| CGT at 24% | £4,953 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,232 | 2.8% | 1.7% | £-1,414 | -19.8% |
| Conservative | £1,348 | 3.0% | 2.0% | £-936 | -7.5% |
| Base | £1,449 | 3.2% | 2.3% | £-669 | -2.4% |
| Optimistic | £1,565 | 3.5% | 2.5% | £-386 | 3.4% |
| Bull | £1,710 | 3.8% | 2.8% | £-78 | 10.6% |
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