Two-bed semi,
Somerset
The deal in one paragraph
A two-bed semi with driveway, bay lounge and conservatory in a Somerset county town — asking £165,000 and needing modernisation. Straight talk: with £15,000 of works loaded the asking returns 49% — nowhere near our line — and the deal only works at £135,000. So it sits on the watchlist: we track every reduction and re-run the pack at each step. This page is what patience looks like in public.
The angle
Right bones
driveway, conservatory, enclosed garden — everything a refreshed 2-bed needs to earn.
Wrong price — for now
fresh listing, honest gap: £30,000 between asking and our number.
The watchlist works
sellers meet the market eventually; the pack is ready for the day they do.
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 asking £165,000 | At our number £135,000 | |
|---|---|---|
| Refinance loan (75% of price + works) | £135,000 | £112,500 |
| Interest-only at 5.5% | £619 pcm | £516 pcm |
| Estimated market rent (verify locally) | £775–875 /mo | £775–875 /mo |
| Rent needed at lender stress (145% @ 5.5%) | £897 pcm | £748 pcm |
Income scenarios — good, likely, poor
Nightly-rate model for a 2-bed, shown at our £135,000 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 | £140 night · 90% occupancy | £45,990 | £35,012 |
| Likely | £140 night · 80% occupancy | £40,880 | £29,902 |
| Poor | £125 night · 50% occupancy | £22,812 | £11,835 |
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 £15,000) less the refinance.
Projected return on money left in at £135,000 — with the poor case still returning 24% 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
No offer at current pricing — the gap is £30,000 and the listing is three weeks old.
Day one, at our number
≈ £161,700 total day-one cash. Refinance releases £112,500 back, leaving £49,200 in the deal.
Track it: re-run the pack at every reduction; first conversation with the agent at £150,000 listed.
What we verify before exchange
- Nightly rate verification. local 2-bed — the swing on this whole segment of the book.
- Works scope. £15,000 modernisation — walk when priced sensibly; conservatory condition key.
- Market rent. £775–875 confirmed.
- EPC. not published; obtain.
- Seller position. chain status not stated — establish it; it sets the reduction timetable.
Fit & exits
Operate
Refreshed 2-bed with parking and conservatory — solid mid-market SA stock at the right buy price.
Single let / resell
Plain BTL at £775–875, or refreshed resale to first-time buyers — the market the agent is already pitching.
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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