Three-bed with garage,
Somerset
The deal in one paragraph
A three-bed terrace with a single garage and driveway in a Somerset county town, under a mile from the station — guide £180,000 by modern method of auction, reduced in May and still unsold. Straight talk: load the 4.5% buyer’s fee and £25,000 of updating and the guide returns 51% — well below our line. Our number is £150,000 (61% ROI). This is a watchlist deal: if it fails through to private treaty, we move.
The angle
Garage + driveway
rare at the price and worth real money to contractor stays — secure tools, secure van, better bookings.
Three months unsold
a modern-method listing that hasn’t sold since May is a seller running out of road.
Our number exists
61% ROI at £150,000 on the full model — the pack shows exactly where we’d transact and why.
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.
| At guide £180,000 | At our number £150,000 | |
|---|---|---|
| Refinance loan (75% of price + works) | £153,750 | £131,250 |
| Interest-only at 5.5% | £705 pcm | £602 pcm |
| Estimated market rent (verify locally) | £1,000–1,100 /mo | £1,000–1,100 /mo |
| Rent needed at lender stress (145% @ 5.5%) | £1,022 pcm | £872 pcm |
Income scenarios — good, likely, poor
Nightly-rate model for a 3-bed, shown at our £150,000 number. Net figures are after utilities, council tax and interest at 5.5% on the refinance loan. Cleaning, management and insurance sit outside this screening basis. All figures are projections, not guarantees.
| Scenario | Basis | Gross / year | Net / year |
|---|---|---|---|
| Good | £175 night · 90% occupancy | £57,488 | £45,479 |
| Likely | £175 night · 80% occupancy | £51,100 | £39,091 |
| Poor | £125 night · 50% occupancy | £22,812 | £10,804 |
Return on money left in
ROI is net annual income against cash still in the deal after the 75% refinance. Money left in = cash out (price + stamp duty + legals £1,750 + sourcing fee £3,000 + works £25,000 + auction reservation fee) less the refinance.
Projected return on money left in at £150,000 — with the poor case still returning 17% and payback of the cash left in at roughly 20 months on the likely case. All costs loaded: no quiet exclusions.
Offer strategy & day-one cash
The position
Do not reserve at the guide — the non-refundable fee plus works puts the full model at 51% ROI. The line is £150,000–155,000 and we hold it.
Day one, at our number
≈ £194,849 total day-one cash. Refinance releases £131,250 back, leaving £63,599 in the deal.
Register interest and watch: reduced in May, still here in August — if it fails through, approach direct for private treaty at our number.
What we verify before exchange
- Time-on-market story. why unsold since May — reserve level, failed reservations, anything the pack reveals.
- Works scope. £25,000 covers updating; walk it before any bid — garage roof and services included.
- Auction legal pack. read in full before any reservation; the 4.5% fee is non-refundable.
- Nightly rates and rent. standard 3-bed basis verified against live local comparables; £1,000–1,100 rent confirmed.
- EPC. not published; obtain.
Fit & exits
Operate
Refresh and run as 3-bed SA — garage and driveway make it the contractor-stay pick of the local book.
Single let / resell
Plain BTL at £1,000–1,100 with stress headroom, or refreshed resale to families — garage and gardens are retail catnip.
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.
CONTACT@SAMNHARV.COM · SAMNHARV.CO.UK/JOIN