Grosvenor Road, Southampton
Apartment · 2 bed
Supports major UK property portals
Suggested Offer Range
Already 20.9% below the comparable sales mean — limited negotiation margin. Strong value at current asking price.
Property Details
- Asking Price
- £170,000
- Property Type
- Apartment
- Bedrooms
- 2
- Bathrooms
- N/A
- Est. Floor Area
- 646 sqft (est.)
- Article 4 Area
- ✓ No restriction — SA permitted under PD rights
This listing is priced below the postcode sector benchmark.
Motivated Seller Analysis
Standard — 2/10Behavioural signals: 112 days on market
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £530 |
| ICR (actual) | 2.08x |
| Feasibility | PASS |
| 💲 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
| 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 | £1,101/mo |
| Stress ratio | 1.88× (need ≥ 1.5×) +£224 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 (local Land Registry HPI). Assumes 75% LTV interest-only mortgage redeemed on sale. Excludes rental income.
| Est. reno cost | Unknown — score listing |
| Cash left in deal | Unknown |
| SA gross/mo | £1,055 |
| SA net/mo | £778 |
| BTL est./mo | £1,101 |
| SA vs BTL uplift | £-46/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 HPI, 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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Location
Comparable Sales in SO17 1
🔍 Filtered to 2-bedroom comparable sales only.
| Address | Type | Beds | Price | £/sqft | Date | Distance |
|---|---|---|---|---|---|---|
| FLAT 1, MELBURY COURT, 7, WINN ROAD, SO17 1AN | Flat | 2 | £205,000 | £251 | 20/02/26 | 0.71 mi |
| 6, AUTUMN PLACE, WINN ROAD, SO17 1EG | Flat | 2 | £222,000 | £312 | 23/01/26 | 0.69 mi |
| FLAT 26, ALEXANDER PLACE, 87, THE AVENUE, SO17 1YB | Flat | 2 | £218,000 | £316 | 08/01/26 | 1.14 mi |
■ 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.
📈 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 | £13,209 | £175,100 | £9,065 | £2,690 | £7,790 | 13.9% |
| Yr 3 | £13,878 | £185,764 | £9,547 | £8,791 | £24,554 | 43.8% |
| Yr 5 | £14,580 | £197,077 | £10,053 | £15,890 | £42,967 | 76.7% |
| Yr 10 | £16,496 | £228,466 | £11,432 | £38,350 | £96,815 | 172.9% |
| Yr 15 | £18,664 | £264,854 | £12,993 | £68,241 | £163,096 | 291.2% |
| Yr 20 | £21,117 | £307,039 | £14,759 | £106,542 | £243,581 | 435.0% |
| Yr 25 | £23,891 | £355,942 | £16,757 | £154,357 | £340,299 | 607.7% |
| Yr 30 | £27,031 | £412,635 | £19,017 | £212,936 | £455,570 | 813.5% |
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)
🌎 Area Profile — SO17 1 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £936 | 6.6% | 4.0% | £-119 | -7.7% |
| Conservative | £1,024 | 7.2% | 4.8% | £95 | 2.7% |
| Base | £1,101 | 7.8% | 5.3% | £224 | 7.2% |
| Optimistic | £1,189 | 8.4% | 5.9% | £365 | 12.3% |
| Bull | £1,299 | 9.2% | 6.7% | £525 | 18.8% |
⚠ Condition Flags
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●7.77% |
| Net Yield | ●5.33% |
| Net Annual Income | £9,068 |
| Deductions: void 8% (−£1,057) · mgmt 10% (−£1,321) · maint 10% (−£1,321) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £530 |
| Monthly Cashflow (IO) | ●£226 |
| Cash-on-Cash Return | ●4.81% |
| 5-Year IRR | ●7.2% |
● 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) | £1,275 |
| SPV Annual Saving | £2,280 |
| 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 | £936 | 6.6% | 4.0% | £-119 | -7.7% |
| Conservative | £1,024 | 7.2% | 4.8% | £95 | 2.7% |
| Base | £1,101 | 7.8% | 5.3% | £224 | 7.2% |
| Optimistic | £1,189 | 8.4% | 5.9% | £365 | 12.3% |
| Bull | £1,299 | 9.2% | 6.7% | £525 | 18.8% |