Period cottage, village green,
Somerset
The deal in one paragraph
An end-of-terrace period cottage over a village green in Somerset — £175,000 from a motivated seller, no chain, with owned parking for three cars: contractor gold near a major energy-project workforce. Straight talk: on our standard basis it works at £140,000, not the asking — but if the village contractor rate verifies near £160/night, our number climbs to ~£160,000. We verify first, then offer. The pack shows both ladders.
The angle
Three-car parking
owned village parking is the scarcest amenity in the contractor-stay market — vans decide bookings.
The workforce next door
a major energy project’s workforce sits minutes away; village stays with parking run chronically short.
Two honest prices
£140,000 on the standard book, ~£160,000 if rates verify — and we tell you which before we bid.
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 £175,000 | At our number £140,000 | |
|---|---|---|
| Refinance loan (75% of price + works) | £137,250 | £111,000 |
| Interest-only at 5.5% | £629 pcm | £509 pcm |
| Estimated market rent (verify locally) | £775–875 /mo | £775–875 /mo |
| Rent needed at lender stress (145% @ 5.5%) | £912 pcm | £738 pcm |
Income scenarios — good, likely, poor
Nightly-rate model for a 2-bed, shown at our £140,000 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 | £35,095 |
| Likely | £140 night · 80% occupancy | £40,880 | £29,985 |
| Poor | £125 night · 50% occupancy | £22,812 | £11,918 |
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 £8,000) less the refinance.
Projected return on money left in at £140,000 — 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
Verify before offering — the the energy project contractor rate decides whether our number is £140,000 or £160,000; do not negotiate blind in either direction.
Day one, at our number
≈ £160,050 total day-one cash. Refinance releases £111,000 back, leaving £49,050 in the deal.
Then open £5,000 under the verified number, citing works and heating; ‘motivated seller’ plus no chain meets a proceedable cash buyer quickly.
What we verify before exchange
- Village nightly market. project-driven contractor rates and occupancy for the village — the whole deal turns on this.
- Rights of way. two neighbours cross the parking area — confirm the arrangement is clean and insurable.
- Works and heating. £8,000 cosmetic budget walked; electric heating running costs checked against standard.
- Flood. brook-side village cottage — flood map and insurance quote before offer.
- Market rent. £775–875 confirmed for the village.
Fit & exits
Operate
Contractor-focused village stay: two doubles, study, three parking spaces — the van-friendly cottage the the energy project workforce actually needs.
Single let / resell
Village lets are steady if unspectacular at £775–875; resale is lifestyle stock — green-front cottages sell on charm in any market.
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