🔒 Sign in to view the address — Leicester
Flat · 2 bed
Supports major UK property portals
Suggested Offer Range
Asking price is 15% above the comparable sales mean. Offers anchored to comparable sales mean of £121,000.
🔨 Refurb Cost Estimate
AI condition score: 6/10 · East Midlands rates
| Room | Estimated Refurb Cost |
|---|---|
| Kitchen | £1,750 |
| Bathroom | £1,250 |
| Living Room | £800 |
| Master Bedroom | £900 |
| Bedroom 2 | £900 |
| Entrance Hall | £200 |
| Total Estimated Refurb | £4,750 |
⚠ 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
- £140,000
- Property Type
- Flat
- Bedrooms
- 2
- Bathrooms
- N/A
- Est. Floor Area
- 600–700 sqft (est.)
- Article 4 Area
- ✓ No restriction — SA permitted under PD rights
Comparable Sales in this postcode sector
🔍 Filtered to 1-3-bedroom comparable sales only.
| Address | Type | Beds | Price | £/sqft | Date | Distance |
|---|---|---|---|---|---|---|
| Sector sale 1 | Flat | 1 | — | — | — | — |
| Sector sale 2 | Flat | 2 | — | — | — | — |
| Sector sale 3 | Flat | 1 | — | — | — | — |
| Sector sale 4 | Flat | 2 | — | — | — | — |
| Sector sale 5 | Flat | 3 | — | — | — | — |
| Sector sale 6 | Flat | 2 | — | — | — | — |
| Sector sale 7 | Flat | 3 | — | — | — | — |
| Sector sale 8 | Flat | 2 | — | — | — | — |
| Sector sale 9 | Flat | 2 | — | — | — | — |
| Sector sale 10 | Flat | 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 — 2/10Behavioural signals: 109 days on market
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £437 |
| ICR (actual) | 2.04x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £140,000 |
| Deposit (25% — 75% LTV) | £35,000 |
| SDLT (additional property, 5% surcharge) | £7,300 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £45,299 |
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 | £140,000 | Loan (75% LTV) | £105,000 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £481 |
| Rent needed (1.5×) | £722/mo | Estimated rent | £893/mo |
| Stress ratio | 1.86× (need ≥ 1.5×) +£171 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) | £161,000 |
| 75% remortgage | £120,750 |
| Cash left in deal | £24,000 (40% recycled) |
| Est. BTL cashflow | +£77/mo |
| Gross margin | £-27,500 |
| Reno cost (est.) | –£4,750 |
| Buy + sell costs | –£12,588 |
| Net profit | £-44,838 (-112.8% ROI) |
| SA gross/mo | £1,040 |
| SA net/mo | £765 |
| BTL est./mo | £892 |
| SA vs BTL uplift | +£148/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £150,765 | +£10,765 | £40,140 | +£5,140 (3.7%) |
| 5 years | £158,397 | +£18,397 | £45,826 | +£10,826 (7.7%) |
| 7 years | £166,416 | +£26,416 | £51,800 | +£16,800 (12.0%) |
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 | £10,710 | £144,200 | £7,266 | £2,016 | £6,216 | 13.4% |
| Yr 3 | £11,252 | £152,982 | £7,657 | £6,632 | £19,614 | 42.3% |
| Yr 5 | £11,822 | £162,298 | £8,067 | £12,058 | £34,356 | 74.0% |
| Yr 10 | £13,375 | £188,148 | £9,185 | £29,442 | £77,590 | 167.2% |
| Yr 15 | £15,133 | £218,115 | £10,451 | £52,852 | £130,967 | 282.3% |
| Yr 20 | £17,122 | £252,856 | £11,883 | £83,080 | £195,936 | 422.3% |
| Yr 25 | £19,371 | £293,129 | £13,502 | £121,022 | £274,151 | 590.8% |
| Yr 30 | £21,917 | £339,817 | £15,335 | £167,693 | £367,509 | 792.0% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
🌎 Area Profile — East Midlands ⓘ What are deciles?
📄 Lease Information
Estimated remaining lease: 978 years.
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £759 | 6.5% | 3.9% | £-112 | -8.3% |
| Conservative | £830 | 7.1% | 4.7% | £63 | 2.2% |
| Base | £893 | 7.7% | 5.2% | £168 | 6.7% |
| Optimistic | £964 | 8.3% | 5.8% | £283 | 11.9% |
| Bull | £1,054 | 9.0% | 6.5% | £414 | 18.4% |
⚠ Condition Flags
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●7.65% |
| Net Yield | ●5.19% |
| Net Annual Income | £7,271 |
| Deductions: void 8% (−£857) · mgmt 10% (−£1,071) · maint 10% (−£1,071) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £437 |
| Monthly Cashflow (IO) | ●£169 |
| Cash-on-Cash Return | ●4.36% |
| 5-Year IRR | ●6.7% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £7,300 |
| SDLT Effective Rate | 5.21% |
| SDLT (Company) | £7,300 |
| Section 24 Extra Tax/yr (higher rate) | £1,050 |
| SPV Annual Saving | £1,874 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £162,298 |
| Less: Purchase Price | −£140,000 |
| Less: Buying Costs (SDLT + legal) | −£9,900 |
| Less: Selling Costs (est. 2.5%) | −£4,057 |
| = CGT Net Gain (5yr) | £8,341 |
| CGT at 24% | £1,282 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £759 | 6.5% | 3.9% | £-112 | -8.3% |
| Conservative | £830 | 7.1% | 4.7% | £63 | 2.2% |
| Base | £893 | 7.7% | 5.2% | £168 | 6.7% |
| Optimistic | £964 | 8.3% | 5.8% | £283 | 11.9% |
| Bull | £1,054 | 9.0% | 6.5% | £414 | 18.4% |
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