Lawn Road, Southampton, Hampshire
House · 2 bed
Supports major UK property portals
Suggested Offer Range
Already 46.8% below the comparable sales mean — limited negotiation margin. Strong value at current asking price. Note: listed as "Offers Over" — vendor expects full asking price or above.
Property Details
- Asking Price
- £175,000
- Property Type
- House
- Bedrooms
- 2
- Bathrooms
- N/A
- Est. Floor Area
- 786 sqft (est.)
- Article 4 Area
- ✓ No restriction — SA permitted under PD rights
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £546 |
| ICR (actual) | 2.02x |
| Feasibility | MARGINAL |
| Notes: Rental coverage 144% — below standard 145% threshold, may need larger deposit | |
| 💲 Total Cash Required | |
| Purchase Price | £175,000 |
| Deposit (25% — 75% LTV) | £43,750 |
| SDLT (additional property, 5% surcharge) | £9,750 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £56,499 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £175,000 | Loan (75% LTV) | £131,250 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £602 |
| Rent needed (1.5×) | £902/mo | Estimated rent | £1,101/mo |
| Stress ratio | 1.83× (need ≥ 1.5×) +£199 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 | £188,456 | +£13,456 | £50,370 | +£6,620 (3.8%) |
| 5 years | £197,996 | +£22,996 | £57,477 | +£13,727 (7.8%) |
| 7 years | £208,020 | +£33,020 | £64,945 | +£21,195 (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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📈 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 | £13,212 | £180,250 | £9,068 | £2,506 | £7,756 | 13.5% |
| Yr 3 | £13,881 | £191,227 | £9,550 | £8,236 | £24,463 | 42.5% |
| Yr 5 | £14,584 | £202,873 | £10,056 | £14,966 | £42,839 | 74.4% |
| Yr 10 | £16,501 | £235,185 | £11,435 | £36,503 | £96,688 | 167.9% |
| Yr 15 | £18,669 | £272,644 | £12,997 | £65,474 | £163,118 | 283.2% |
| Yr 20 | £21,122 | £316,069 | £14,763 | £102,856 | £243,926 | 423.5% |
| Yr 25 | £23,898 | £366,411 | £16,761 | £149,755 | £341,166 | 592.3% |
| Yr 30 | £27,038 | £424,771 | £19,022 | £207,421 | £457,192 | 793.7% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
🌎 Area Profile — SO17 1 ⓘ What are deciles?
📄 Lease Information
Estimated remaining lease: 958 years.
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £936 | 6.4% | 3.9% | £-140 | -8.3% |
| Conservative | £1,024 | 7.0% | 4.7% | £78 | 2.3% |
| Base | £1,101 | 7.5% | 5.2% | £209 | 6.8% |
| Optimistic | £1,189 | 8.2% | 5.8% | £351 | 11.9% |
| Bull | £1,299 | 8.9% | 6.5% | £513 | 18.5% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●7.55% |
| Net Yield | ●5.18% |
| 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 | £546 |
| Monthly Cashflow (IO) | ●£210 |
| Cash-on-Cash Return | ●4.35% |
| 5-Year IRR | ●6.8% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £9,750 |
| SDLT Effective Rate | 5.57% |
| SDLT (Company) | £9,750 |
| Section 24 Extra Tax/yr (higher rate) | £1,312 |
| SPV Annual Saving | £2,289 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £202,873 |
| Less: Purchase Price | −£175,000 |
| Less: Buying Costs (SDLT + legal) | −£12,350 |
| Less: Selling Costs (est. 2.5%) | −£5,072 |
| = CGT Net Gain (5yr) | £10,451 |
| CGT at 24% | £1,788 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £936 | 6.4% | 3.9% | £-140 | -8.3% |
| Conservative | £1,024 | 7.0% | 4.7% | £78 | 2.3% |
| Base | £1,101 | 7.5% | 5.2% | £209 | 6.8% |
| Optimistic | £1,189 | 8.2% | 5.8% | £351 | 11.9% |
| Bull | £1,299 | 8.9% | 6.5% | £513 | 18.5% |