Greyfriars Road, Stoke-On-Trent, ST2
Flat · 2 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
- Flat
- Bedrooms
- 2
- Bathrooms
- N/A
- Est. Floor Area
- 581 sqft (est.)
- Article 4 Area
- ✓ No restriction — SA permitted under PD rights
This listing is priced below the postcode sector benchmark.
Motivated Seller Analysis
Active — 6/10Behavioural signals: 66 days on marketBelow market value
Matched signals:
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £234 |
| ICR (actual) | 2.77x |
| 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 | £648/mo |
| Stress ratio | 2.51× (need ≥ 1.5×) +£261 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 | £918 |
| SA net/mo | £658 |
| BTL est./mo | £648 |
| SA vs BTL uplift | +£270/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 | £7,777 | £77,250 | £5,155 | £2,342 | £4,592 | 17.3% |
| Yr 3 | £8,171 | £81,955 | £5,438 | £7,450 | £14,405 | 54.2% |
| Yr 5 | £8,585 | £86,946 | £5,736 | £13,147 | £25,092 | 94.3% |
| Yr 10 | £9,713 | £100,794 | £6,548 | £30,162 | £55,955 | 210.4% |
| Yr 15 | £10,989 | £116,848 | £7,467 | £51,553 | £93,400 | 351.1% |
| Yr 20 | £12,434 | £135,458 | £8,507 | £77,895 | £138,353 | 520.1% |
| Yr 25 | £14,067 | £157,033 | £9,684 | £109,839 | £191,872 | 721.3% |
| Yr 30 | £15,916 | £182,045 | £11,014 | £148,121 | £255,166 | 959.3% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
🌎 Area Profile — ST2 7 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £551 | 8.8% | 5.1% | £16 | -3.7% |
| Conservative | £603 | 9.6% | 6.2% | £127 | 5.9% |
| Base | £648 | 10.4% | 6.9% | £195 | 10.0% |
| Optimistic | £700 | 11.2% | 7.7% | £270 | 14.7% |
| Bull | £765 | 12.2% | 8.7% | £357 | 20.7% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●10.37% |
| Net Yield | ●6.87% |
| Net Annual Income | £5,154 |
| Deductions: void 8% (−£622) · mgmt 10% (−£778) · maint 10% (−£778) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £234 |
| Monthly Cashflow (IO) | ●£196 |
| Cash-on-Cash Return | ●8.8% |
| 5-Year IRR | ●10.0% |
● 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) | £562 |
| SPV Annual Saving | £1,341 |
| 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 | £551 | 8.8% | 5.1% | £16 | -3.7% |
| Conservative | £603 | 9.6% | 6.2% | £127 | 5.9% |
| Base | £648 | 10.4% | 6.9% | £195 | 10.0% |
| Optimistic | £700 | 11.2% | 7.7% | £270 | 14.7% |
| Bull | £765 | 12.2% | 8.7% | £357 | 20.7% |