🔒 Sign in to view the address — Doncaster
Semi-Detached · 1 bed
Supports major UK property portals
Suggested Offer Range
Already 15% below the comparable sales mean — limited negotiation margin. Strong value at current asking price.
🔨 Refurb Cost Estimate
Estimated (no AI photo score yet) · Yorkshire and The Humber rates
| Room | Estimated Refurb Cost |
|---|---|
| Kitchen | £3,400 |
| Bathroom | £2,500 |
| Living Room | £1,450 |
| Hallway / Stairs | £550 |
| Master Bedroom | £3,400 |
| Total Estimated Refurb | £10,800 |
⚠ 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 | Kemp construction services | +447926976527 | — |
| decorator | Painter & Decorator Doncaster, Commercial & Residential ... | 03486980896 | — |
| photographer | Doncaster Best Photographers | 07742 241637 | — |
Property Details
- Asking Price
- £120,000
- Property Type
- Semi-Detached
- Bedrooms
- 1
- Bathrooms
- N/A
- Est. Floor Area
- 900–1,000 sqft (est.)
- Article 4 Area
- ⚠️ Yes — SA/HMO may need planning consent
This listing is priced below the postcode sector benchmark.
Comparable Sales in this postcode sector
🔍 Filtered to 1-2-bedroom comparable sales only.
| Address | Type | Beds | Price | £/sqft | Date | Distance |
|---|---|---|---|---|---|---|
| Sector sale 1 | Semi | 2 | — | — | — | — |
| Sector sale 2 | Semi | 2 | — | — | — | — |
| Sector sale 3 | Semi | 2 | — | — | — | — |
| Sector sale 4 | Semi | 2 | — | — | — | — |
| Sector sale 5 | Semi | 2 | — | — | — | — |
| Sector sale 6 | Semi | 2 | — | — | — | — |
| Sector sale 7 | Semi | 2 | — | — | — | — |
| Sector sale 8 | Semi | 2 | — | — | — | — |
| Sector sale 9 | Semi | 1 | — | — | — | — |
| Sector sale 10 | Semi | 2 | — | — | — | — |
■ 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
Motivated Seller Analysis
Standard — 3/10Behavioural signals: Below market value
Matched signals:
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £374 |
| ICR (actual) | 1.29x |
| Feasibility | REFER |
| Notes: Rental coverage 92% — below 100% stressed coverage, most lenders will decline | |
| 💲 Total Cash Required | |
| Purchase Price | £120,000 |
| Deposit (25% — 75% LTV) | £30,000 |
| SDLT (additional property, 5% surcharge) | £6,000 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £38,999 |
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 | £120,000 | Loan (75% LTV) | £90,000 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £412 |
| Rent needed (1.5×) | £619/mo | Estimated rent | £483/mo |
| Stress ratio | 1.17× (need ≥ 1.5×) £136 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) | £158,280 |
| 75% remortgage | £118,710 |
| Cash left in deal | £12,090 (70% recycled) |
| Est. BTL cashflow | £-181/mo |
| Gross margin | +£38,280 |
| Reno cost (est.) | –£10,800 |
| Buy + sell costs | –£11,974 |
| Net profit | +£15,506 (38.0% ROI) |
| SA gross/mo | £935 |
| SA net/mo | £673 |
| BTL est./mo | £483 |
| SA vs BTL uplift | +£452/mo |
| ⚠ Article 4 area — SA/HMO may require planning consent | |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £129,227 | +£9,227 | £34,294 | +£4,294 (3.6%) |
| 5 years | £135,769 | +£15,769 | £39,168 | +£9,168 (7.6%) |
| 7 years | £142,642 | +£22,642 | £44,289 | +£14,289 (11.9%) |
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.
Finance This Investment
Bridging Finance
Auction purchase, chain break, or refurbishment finance — one enquiry, whole-of-market search.
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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 | £5,796 | £123,600 | £3,728 | £-772 | £2,828 | 7.1% |
| Yr 3 | £6,089 | £131,127 | £3,939 | £-2,000 | £9,127 | 22.8% |
| Yr 5 | £6,398 | £139,113 | £4,161 | £-2,790 | £16,323 | 40.7% |
| Yr 10 | £7,238 | £161,270 | £4,767 | £-2,697 | £38,573 | 96.2% |
| Yr 15 | £8,190 | £186,956 | £5,452 | £657 | £67,613 | 168.6% |
| Yr 20 | £9,266 | £216,733 | £6,226 | £7,701 | £104,434 | 260.4% |
| Yr 25 | £10,483 | £251,253 | £7,103 | £18,919 | £150,173 | 374.5% |
| Yr 30 | £11,861 | £291,271 | £8,095 | £34,861 | £206,133 | 514.0% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
🌎 Area Profile — Yorkshire ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £411 | 4.1% | 2.3% | £-258 | -16.3% |
| Conservative | £449 | 4.5% | 2.8% | £-135 | -4.3% |
| Base | £483 | 4.8% | 3.1% | £-64 | 0.6% |
| Optimistic | £522 | 5.2% | 3.5% | £11 | 6.2% |
| Bull | £570 | 5.7% | 4.0% | £96 | 13.1% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●4.83% |
| Net Yield | ●3.11% |
| Net Annual Income | £3,728 |
| Deductions: void 8% (−£464) · mgmt 10% (−£580) · maint 10% (−£580) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £374 |
| Monthly Cashflow (IO) | ●£-63 |
| Cash-on-Cash Return | ●-1.93% |
| 5-Year IRR | ●0.6% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £6,000 |
| SDLT Effective Rate | 5.0% |
| SDLT (Company) | £6,000 |
| Section 24 Extra Tax/yr (higher rate) | £900 |
| SPV Annual Saving | £955 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £139,113 |
| Less: Purchase Price | −£120,000 |
| Less: Buying Costs (SDLT + legal) | −£8,600 |
| Less: Selling Costs (est. 2.5%) | −£3,478 |
| = CGT Net Gain (5yr) | £7,035 |
| CGT at 24% | £968 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £411 | 4.1% | 2.3% | £-258 | -16.3% |
| Conservative | £449 | 4.5% | 2.8% | £-135 | -4.3% |
| Base | £483 | 4.8% | 3.1% | £-64 | 0.6% |
| Optimistic | £522 | 5.2% | 3.5% | £11 | 6.2% |
| Bull | £570 | 5.7% | 4.0% | £96 | 13.1% |
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