Two-bed, two-bath terrace,
Somerset
The deal in one paragraph
A move-in-ready two-double terrace with two bathrooms, minutes from a Somerset town centre and its railway station — guide £165,000, already reduced, no onward chain. Straight talk: at the guide this returns 54% on our screen, below our 60% line, and we say so. The deal is in the price. At £150,000 it makes our line — with zero works, no void, and an operator already running another of our deals a short walk away.
The angle
Priced to move
Guide price, reduced this summer, no chain. The seller is positioned for speed — and speed is what a cash buyer sells.
Zero works
Move-in ready: no refurbishment line, no remediation, no void while trades finish. Day-one cash at target is £162,750 all-in — inside a £180,000 budget even at the guide.
Paired operation
A short walk from our live deal SH-26-003. One operator, two units — the second deal in a patch is always cheaper to run than the first. Two doubles and two baths is the contractor-pair layout.
Underwritten as a plain BTL first
Every deal must stand up as a standard buy-to-let on market rent before any serviced-accommodation income is counted. This one does at target — and we show you where it gets thin at the guide.
| At guide £165,000 | At target £150,000 | |
|---|---|---|
| Refinance loan (75%) | £123,750 | £112,500 |
| Interest-only at 5.5% | £567 pcm | £516 pcm |
| Estimated market rent, 2-bed (verify locally) | £850–950 pcm | £850–950 pcm |
| Rent needed at lender stress (145% @ 5.5%) | £822 pcm | £748 pcm |
| Gross yield at £900 pcm | 6.5% | 7.2% |
Income scenarios — good, likely, poor
Nightly-rate model for a 2-bed. Net figures are after utilities (~£2,880/yr), council tax band A (~£1,630/yr) and interest at 5.5% on the 75% refinance loan, shown at the £150,000 target. Cleaning, management and insurance sit outside this screening basis. All figures are projections, not guarantees.
| Scenario | Basis | Gross / year | Net / year |
|---|---|---|---|
| Good | £140 night · 90% occupancy | £45,990 | £35,292 |
| Likely | £140 night · 80% occupancy | £40,880 | £30,182 |
| Poor | £125 night · 50% occupancy | £22,813 | £12,115 |
| Rate-verified upside — not the base case | £160 night · 80%, if verified pre-offer | £46,720 | £36,022 |
Return on money left in
ROI is net annual income (after utilities, council tax and refinance interest) against cash still in the deal after the 75% refinance. Money left in = 25% retained + stamp duty + legals £1,750 + sourcing fee £3,000. No works line — it's ready.
Projected return on money left in at the £150,000 target — exactly our line, with the poor case still returning 24% and payback in roughly 20 months. Ceiling £150,000; £155,000 only if the higher nightly rate verifies in writing first. At the guide, we walk — and we tell you so.
Offer strategy & day-one cash
The ladder
Open £140,000 — no chain both sides, completion on the seller's timescale.
Target £145,000–150,000.
Ceiling £150,000 — where the deal makes our 60% line. Above that only with the rate verified; at the guide, walk.
Day one, at target
≈ £162,750 total: price £150,000, stamp duty £8,000, legals £1,750, fee £3,000, works £0. Refinance releases £112,500 back, leaving £50,250 in the deal. Even at the guide, day-one cash stays inside a £180,000 budget.
The competition for a ready home like this is first-time buyers — their advantage is emotion, ours is speed and certainty. Proof of funds and a named solicitor go in with the offer.
What we verify before exchange
- Nightly rates — the swing factor. £140 at 80% is the standard 2-bed screening basis; verifying the higher local rate is the live action on this patch, and it happens before the final offer, not after.
- Market rent. £850–950 confirmed with local agents — thin at guide, headroom at target.
- Bathroom configuration. Two bathrooms listed plus a separate WC — confirmed at viewing; it changes the rate card.
- EPC and flood. EPC not stated — obtained. Flood map and insurance quote checked for the postcode before offer.
- Why reduced. What fell through, what the seller's date is, and the workshop's condition at viewing.
Fit & exits
Operate — paired
2-bed serviced accommodation, contractor-pair layout, run by the operator already covering our other live deal nearby.
Single let
Plain BTL at £850–950 — passes the stress test at target with headroom. The base the deal is underwritten on.
Resell ready
A move-in-ready terrace is first-time-buyer stock — the resale market is the whole market. This is an income deal, priced as one.
As with every deal we sell, aftercare is built in: a company let from the buyer at a guaranteed rent, or ongoing placement of bookings. You're buying the deal with the operating route attached.
Photographs — under wraps
The photograph set — and the address — are held back while the deal is live. They identify the property, and protecting a live deal is part of what you're paying for. Accept the deal and the full set is released the same day.
Released on acceptance
Released on acceptance
Released on acceptance
Proof of funds, our sourcing terms, and the fee agreed â then you get the street, the door, and the full photograph set the same day. Straight talk: if the numbers above don’t work for you, the address won’t change that.
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