Three-bed end-of-terrace,
Somerset
The deal in one paragraph
A conventional three-bed end-of-terrace in a Somerset town — £189,000, reduced in July, no chain, refitted bathroom, gardens both sides with parking potential. No auction, no defect, no catch: the straightest deal on our book. At our £175,000 target it returns 65% ROI on the full model, and it still clears our line at £185,000. Sometimes the best deal is the boring one.
The angle
Nothing exotic
no fees, no frame, no lease — a normal freehold on a normal timetable, with £8,000 of cosmetic work.
Cheapest running costs on the book
band A council tax protects the net in every scenario.
Parking upside
the rear garden can become off-street parking — bookable value for contractor stays.
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 £189,000 | At our number £175,000 | |
|---|---|---|
| Refinance loan (75% of price + works) | £147,750 | £137,250 |
| Interest-only at 5.5% | £677 pcm | £629 pcm |
| Estimated market rent (verify locally) | £950–1,050 /mo | £950–1,050 /mo |
| Rent needed at lender stress (145% @ 5.5%) | £982 pcm | £912 pcm |
Income scenarios — good, likely, poor
Nightly-rate model for a 3-bed, shown at our £175,000 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 | £45,429 |
| Likely | £175 night · 80% occupancy | £51,100 | £39,041 |
| Poor | £125 night · 50% occupancy | £22,812 | £10,754 |
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 £175,000 — with the poor case still returning 18% and payback of the cash left in at roughly 19 months on the likely case. All costs loaded: no quiet exclusions.
Offer strategy & day-one cash
The position
Open at £170,000 — no chain both sides, quick exchange, completion to suit.
Day one, at our number
≈ £197,500 total day-one cash. Refinance releases £137,250 back, leaving £60,250 in the deal.
Target £175,000–180,000. Ceiling £185,000 (61% ROI). At the full £189,000 it is a 59% deal — close, but the line is the line.
What we verify before exchange
- Works scope. £8,000 minor updating — walk it; conservatory condition and any damp at the lean-to.
- Parking conversion. cost and any consent needed to open the rear garden to off-street parking.
- Nightly rates. standard 3-bed basis against live live local comparables.
- Market rent. £950–1,050 confirmed locally.
- EPC D. fine to operate; note any cheap wins toward C for the refinance conversation.
Fit & exits
Operate
Light refresh and run as 3-bed SA with placement demand on top — same operating patch as our other the town deals; portfolio density keeps costs down.
Single let / resell
Plain BTL at £950–1,050 with comfortable stress headroom, or resell as tidy family stock — end-terrace with gardens and parking potential is broad-appeal.
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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