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Detached · 3 bed
Supports major UK property portals
Suggested Offer Range
Already 48% below the comparable sales mean — limited negotiation margin. Strong value at current asking price.
🔨 Refurb Cost Estimate
AI condition score: 8/10 · Wales rates
| Room | Estimated Refurb Cost |
|---|---|
| Kitchen | £650 |
| Bathroom | £500 |
| Living Room | £300 |
| Hallway / Stairs | £100 |
| Master Bedroom | £200 |
| Bedroom 2 | £200 |
| Bedroom 3 | £200 |
| Total Estimated Refurb | £1,760 |
⚠ 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
- £170,000
- Property Type
- Detached
- Bedrooms
- 3
- Bathrooms
- N/A
- Est. Floor Area
- 1,000–1,100 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 | 2 | — | — | — | — |
| Sector sale 2 | Detached | 4 | — | — | — | — |
| Sector sale 3 | Detached | 3 | — | — | — | — |
| Sector sale 4 | Detached | 4 | — | — | — | — |
| Sector sale 5 | Detached | 4 | — | — | — | — |
| Sector sale 6 | Detached | 4 | — | — | — | — |
■ Above subject ■ Below subject
Based on 6 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 | £530 |
| ICR (actual) | 1.07x |
| Feasibility | REFER |
| Notes: Rental coverage 76% — below 100% stressed coverage, most lenders will decline | |
| 💲 Total Cash Required | |
| Purchase Price | £170,000 |
| Deposit (25% — 75% LTV) | £42,500 |
| SDLT (additional property, 5% surcharge) | £9,400 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £54,899 |
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 | £170,000 | Loan (75% LTV) | £127,500 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £584 |
| Rent needed (1.5×) | £877/mo | Estimated rent | £567/mo |
| Stress ratio | 0.97× (need ≥ 1.5×) £310 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) | £320,000 |
| 75% remortgage | £240,000 |
| Cash left in deal | £0 (100% recycled) |
| Est. BTL cashflow | £-632/mo |
| Gross margin | +£150,000 |
| Reno cost (est.) | –£1,760 |
| Buy + sell costs | –£17,800 |
| Net profit | +£130,440 (294.7% ROI) |
| SA gross/mo | £1,041 |
| SA net/mo | £766 |
| BTL est./mo | £567 |
| SA vs BTL uplift | +£474/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £183,071 | +£13,071 | £48,908 | +£6,408 (3.8%) |
| 5 years | £192,339 | +£22,339 | £55,813 | +£13,313 (7.8%) |
| 7 years | £202,077 | +£32,077 | £63,067 | +£20,567 (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 | £6,800 | £175,100 | £4,451 | £-1,924 | £3,176 | 5.7% |
| Yr 3 | £7,144 | £185,764 | £4,699 | £-5,402 | £10,362 | 18.5% |
| Yr 5 | £7,506 | £197,077 | £4,959 | £-8,365 | £18,712 | 33.4% |
| Yr 10 | £8,492 | £228,466 | £5,669 | £-13,348 | £45,118 | 80.6% |
| Yr 15 | £9,608 | £264,854 | £6,473 | £-14,505 | £80,349 | 143.5% |
| Yr 20 | £10,871 | £307,039 | £7,382 | £-11,333 | £125,706 | 224.5% |
| Yr 25 | £12,299 | £355,942 | £8,411 | £-3,264 | £182,679 | 326.2% |
| Yr 30 | £13,916 | £412,635 | £9,574 | £10,348 | £252,982 | 451.8% |
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
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £482 | 3.4% | 1.9% | £-414 | -18.0% |
| Conservative | £527 | 3.7% | 2.3% | £-252 | -5.7% |
| Base | £567 | 4.0% | 2.6% | £-160 | -0.6% |
| Optimistic | £612 | 4.3% | 2.9% | £-62 | 5.1% |
| Bull | £669 | 4.7% | 3.3% | £46 | 12.2% |
⚠ Condition Flags
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●4.0% |
| Net Yield | ●2.62% |
| Net Annual Income | £4,454 |
| Deductions: void 8% (−£544) · mgmt 10% (−£680) · maint 10% (−£680) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £530 |
| Monthly Cashflow (IO) | ●£-159 |
| Cash-on-Cash Return | ●-3.43% |
| 5-Year IRR | ●-0.6% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £9,400 |
| SDLT Effective Rate | 5.53% |
| SDLT (Company) | £9,400 |
| Section 24 Extra Tax/yr (higher rate) | £902 |
| SPV Annual Saving | £902 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £197,077 |
| Less: Purchase Price | −£170,000 |
| Less: Buying Costs (SDLT + legal) | −£12,000 |
| Less: Selling Costs (est. 2.5%) | −£4,927 |
| = CGT Net Gain (5yr) | £10,150 |
| CGT at 24% | £1,716 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £482 | 3.4% | 1.9% | £-414 | -18.0% |
| Conservative | £527 | 3.7% | 2.3% | £-252 | -5.7% |
| Base | £567 | 4.0% | 2.6% | £-160 | -0.6% |
| Optimistic | £612 | 4.3% | 2.9% | £-62 | 5.1% |
| Bull | £669 | 4.7% | 3.3% | £46 | 12.2% |
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