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Semi-Detached · 3 bed
Supports major UK property portals
Suggested Offer Range
Already 51% below the comparable sales mean — limited negotiation margin. Strong value at current asking price.
🔨 Refurb Cost Estimate
Estimated (no AI photo score yet) · East Midlands rates
| Room | Estimated Refurb Cost |
|---|---|
| Kitchen | £3,550 |
| Bathroom | £2,600 |
| Living Room | £1,550 |
| Hallway / Stairs | £600 |
| Master Bedroom | £1,200 |
| Bedroom 2 | £1,200 |
| Bedroom 3 | £1,200 |
| Total Estimated Refurb | £11,400 |
⚠ 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 | Builders in Leicester | Renovations, New Homes, Construction | 07795 322 737 | — |
| decorator | Painters and Decorators Leicester | Commercial & Domestic | 0116 4785346 | — |
| photographer | ZigZag Photography Leicester | 0116 2700995 | — |
Property Details
- Asking Price
- £165,000
- Property Type
- Semi-Detached
- Bedrooms
- 3
- Bathrooms
- N/A
- Est. Floor Area
- 1,100–1,200 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
| Address | Type | Beds | Price | £/sqft | Date | Distance |
|---|---|---|---|---|---|---|
| Sector sale 1 | Semi | 7 | — | — | — | — |
| Sector sale 2 | Semi | 5 | — | — | — | — |
| Sector sale 3 | Semi | 7 | — | — | — | — |
| Sector sale 4 | Semi | 5 | — | — | — | — |
| Sector sale 5 | Semi | 7 | — | — | — | — |
| Sector sale 6 | Semi | 5 | — | — | — | — |
| Sector sale 7 | Semi | 5 | — | — | — | — |
| Sector sale 8 | Semi | 1 | — | — | — | — |
| Sector sale 9 | Semi | 8 | — | — | — | — |
| 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
Motivated Seller Analysis
Watch — 5/10Behavioural signals: 269 days on marketBelow market value
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £515 |
| ICR (actual) | 2.03x |
| Feasibility | MARGINAL |
| Notes: Rental coverage 145% — below standard 145% threshold, may need larger deposit | |
| 💲 Total Cash Required | |
| Purchase Price | £165,000 |
| Deposit (25% — 75% LTV) | £41,250 |
| SDLT (additional property, 5% surcharge) | £9,050 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £53,299 |
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 | £165,000 | Loan (75% LTV) | £123,750 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £567 |
| Rent needed (1.5×) | £851/mo | Estimated rent | £1,044/mo |
| Stress ratio | 1.84× (need ≥ 1.5×) +£193 surplus | ||
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) | £335,000 |
| 75% remortgage | £251,250 |
| Cash left in deal | £0 (100% recycled) |
| Est. BTL cashflow | £-369/mo |
| Gross margin | +£170,000 |
| Reno cost (est.) | –£11,400 |
| Buy + sell costs | –£17,675 |
| Net profit | +£140,925 (267.7% ROI) |
| SA gross/mo | £1,848 |
| SA net/mo | £1,476 |
| BTL est./mo | £1,044 |
| SA vs BTL uplift | +£804/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £177,687 | +£12,687 | £47,447 | +£6,197 (3.8%) |
| 5 years | £186,682 | +£21,682 | £54,148 | +£12,898 (7.8%) |
| 7 years | £196,133 | +£31,133 | £61,189 | +£19,939 (12.1%) |
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 | £12,524 | £169,950 | £8,572 | £2,384 | £7,334 | 13.5% |
| Yr 3 | £13,158 | £180,300 | £9,028 | £7,835 | £23,135 | 42.5% |
| Yr 5 | £13,824 | £191,280 | £9,508 | £14,233 | £40,514 | 74.5% |
| Yr 10 | £15,640 | £221,746 | £10,816 | £34,695 | £91,441 | 168.1% |
| Yr 15 | £17,695 | £257,065 | £12,296 | £62,203 | £154,268 | 283.6% |
| Yr 20 | £20,021 | £298,008 | £13,970 | £97,684 | £230,692 | 424.1% |
| Yr 25 | £22,652 | £345,473 | £15,864 | £142,185 | £322,659 | 593.1% |
| Yr 30 | £25,628 | £400,498 | £18,007 | £196,892 | £432,390 | 794.8% |
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 — East Midlands ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £887 | 6.5% | 3.9% | £-131 | -8.2% |
| Conservative | £971 | 7.1% | 4.7% | £75 | 2.3% |
| Base | £1,044 | 7.6% | 5.2% | £199 | 6.8% |
| Optimistic | £1,128 | 8.2% | 5.8% | £333 | 12.0% |
| Bull | £1,232 | 9.0% | 6.5% | £487 | 18.5% |
⚠ Condition Flags
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●7.59% |
| Net Yield | ●5.2% |
| Net Annual Income | £8,575 |
| Deductions: void 8% (−£1,002) · mgmt 10% (−£1,252) · maint 10% (−£1,252) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £515 |
| Monthly Cashflow (IO) | ●£200 |
| Cash-on-Cash Return | ●4.39% |
| 5-Year IRR | ●6.8% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £9,050 |
| SDLT Effective Rate | 5.48% |
| SDLT (Company) | £9,050 |
| Section 24 Extra Tax/yr (higher rate) | £1,238 |
| SPV Annual Saving | £2,174 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £191,280 |
| Less: Purchase Price | −£165,000 |
| Less: Buying Costs (SDLT + legal) | −£11,650 |
| Less: Selling Costs (est. 2.5%) | −£4,782 |
| = CGT Net Gain (5yr) | £9,848 |
| CGT at 24% | £1,644 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £887 | 6.5% | 3.9% | £-131 | -8.2% |
| Conservative | £971 | 7.1% | 4.7% | £75 | 2.3% |
| Base | £1,044 | 7.6% | 5.2% | £199 | 6.8% |
| Optimistic | £1,128 | 8.2% | 5.8% | £333 | 12.0% |
| Bull | £1,232 | 9.0% | 6.5% | £487 | 18.5% |
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