Lock Keepers Way, Hanley, Stoke-on-Trent, ST1 3NS, ST1 3NS
Apartment · 1 bed
Supports major UK property portals
Suggested Offer Range
Close to comparable sales mean. Standard 3–10% negotiation range.
Property Details
- Asking Price
- £75,000
- Property Type
- Apartment
- Bedrooms
- 1
- Bathrooms
- N/A
- Est. Floor Area
- 538 sqft (est.)
- Article 4 Area
- ✓ No restriction — SA permitted under PD rights
This listing is priced below the postcode sector benchmark.
Motivated Seller Analysis
Watch — 4/10Behavioural signals: 114 days on marketBelow market value
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £234 |
| ICR (actual) | 2.17x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £75,000 |
| Deposit (25% — 75% LTV) | £18,750 |
| SDLT (additional property, 5% surcharge) | £3,750 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £25,499 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £75,000 | Loan (75% LTV) | £56,250 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £258 |
| Rent needed (1.5×) | £387/mo | Estimated rent | £508/mo |
| Stress ratio | 1.97× (need ≥ 1.5×) +£121 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 | £1,552 |
| SA net/mo | £1,216 |
| BTL est./mo | £508 |
| SA vs BTL uplift | +£1,044/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £80,767 | +£5,767 | £21,141 | +£2,391 (3.2%) |
| 5 years | £84,856 | +£9,856 | £24,187 | +£5,437 (7.2%) |
| 7 years | £89,151 | +£14,151 | £27,388 | +£8,638 (11.5%) |
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 | £6,098 | £77,250 | £3,945 | £1,133 | £3,383 | 12.7% |
| Yr 3 | £6,406 | £81,955 | £4,167 | £3,730 | £10,685 | 40.2% |
| Yr 5 | £6,730 | £86,946 | £4,401 | £6,789 | £18,734 | 70.4% |
| Yr 10 | £7,615 | £100,794 | £5,038 | £16,610 | £42,404 | 159.4% |
| Yr 15 | £8,616 | £116,848 | £5,758 | £29,862 | £71,710 | 269.6% |
| Yr 20 | £9,748 | £135,458 | £6,573 | £46,996 | £107,454 | 404.0% |
| Yr 25 | £11,029 | £157,033 | £7,496 | £68,522 | £150,555 | 566.0% |
| Yr 30 | £12,478 | £182,045 | £8,539 | £95,017 | £202,061 | 759.6% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
🌎 Area Profile — ST1 3 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £432 | 6.9% | 3.9% | £-61 | -9.4% |
| Conservative | £472 | 7.6% | 4.7% | £36 | 1.2% |
| Base | £508 | 8.1% | 5.3% | £94 | 5.6% |
| Optimistic | £549 | 8.8% | 5.9% | £158 | 10.6% |
| Bull | £599 | 9.6% | 6.7% | £231 | 16.9% |
⚠ Condition Flags
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●8.13% |
| Net Yield | ●5.26% |
| Net Annual Income | £3,944 |
| Deductions: void 8% (−£488) · mgmt 10% (−£610) · maint 10% (−£610) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £234 |
| Monthly Cashflow (IO) | ●£95 |
| Cash-on-Cash Return | ●4.25% |
| 5-Year IRR | ●5.6% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £3,750 |
| SDLT Effective Rate | 5.0% |
| SDLT (Company) | £3,750 |
| Section 24 Extra Tax/yr (higher rate) | £563 |
| SPV Annual Saving | £1,105 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £86,946 |
| Less: Purchase Price | −£75,000 |
| Less: Buying Costs (SDLT + legal) | −£6,350 |
| Less: Selling Costs (est. 2.5%) | −£2,174 |
| = CGT Net Gain (5yr) | £3,422 |
| CGT at 24% | £101 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £432 | 6.9% | 3.9% | £-61 | -9.4% |
| Conservative | £472 | 7.6% | 4.7% | £36 | 1.2% |
| Base | £508 | 8.1% | 5.3% | £94 | 5.6% |
| Optimistic | £549 | 8.8% | 5.9% | £158 | 10.6% |
| Bull | £599 | 9.6% | 6.7% | £231 | 16.9% |