Two-double terrace,
Somerset
The deal in one paragraph
A genuinely well-presented two-double terrace with a converted loft room in a Somerset town — guide £205,000. Straight talk: on our full model that guide returns 41%, and the deal only makes our line at £150,000. We’re not offering; we’re waiting, with the pack loaded and reduction alerts on. Publishing that is the point: you always know where our number is — and that we won’t chase past it.
The angle
Nothing to spend
modern kitchen, loft room, wood burner — bookable the week it completes, at the right price.
Cheapest running costs
band A and a town-centre walk — the net survives every scenario.
Patience, in public
a £55,000 valuation gap closes on the seller’s timeline, not ours — and we’ll still be here.
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 £205,000 | At our number £150,000 | |
|---|---|---|
| Refinance loan (75% of price) | £153,750 | £112,500 |
| Interest-only at 5.5% | £705 pcm | £516 pcm |
| Estimated market rent (verify locally) | £800–900 /mo | £800–900 /mo |
| Rent needed at lender stress (145% @ 5.5%) | £1,022 pcm | £748 pcm |
Income scenarios — good, likely, poor
Nightly-rate model for a 2-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 | £140 night · 90% occupancy | £45,990 | £35,292 |
| Likely | £140 night · 80% occupancy | £40,880 | £30,182 |
| Poor | £125 night · 50% occupancy | £22,812 | £12,115 |
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) less the refinance.
Projected return on money left in at £150,000 — 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 engagement at the guide — a £55,000 gap is not bridged by charm.
Day one, at our number
≈ £162,750 total day-one cash. Refinance releases £112,500 back, leaving £50,250 in the deal.
Reduction alerts on; first agent conversation if it lists under £170,000; offer consideration under £160,000.
What we verify before exchange
- Price trajectory. time on market and any prior sales history — establish how long the seller has been at this number.
- Loft room status. confirm it is not building-regs signed as a bedroom (we price it as a bonus room, not a third bed).
- Nightly rates. 2-bed verification applies — it moves our line meaningfully on well-presented stock.
- Market rent. £800–900 confirmed.
- EPC. not published; obtain.
Fit & exits
Operate
Instantly bookable 2-double with a bonus loft room — top-of-range presentation for the town’s placement and professional demand.
Single let / resell
Plain BTL at £800–900, or resale — at the right buy price the pretty-house premium becomes our margin instead of our cost.
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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