2-bed flat for sale in Sutton SM1 — £190K | Dwelfy

Deals · SM1 · Benhill Wood Road, Sutton SM1

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Cannot be let as it stands — fix that before any offer

You could not let it as it stands, so the £204 a month below is not money you can collect yet.

No rent at all can be collected until the EPC reaches E, so nothing on this page is reached by charging more. Price the work first, then decide what the property is worth to you with that spent.

Benhill Wood Road, Sutton SM1 · 624 sqft · £304/sqft

2 BED FLATListed 15d ago

£190,000

Why it works

Nothing counts in its favour while it cannot be let
Every figure that would go here — the return, the rent cover, the monthly profit — assumes a tenant can move in. Fix that first and this column is worth reading again.

Why to be cautious

Auction lot — bridging-only finance, 28-day completion
Contracts exchange on the fall of the hammer and completion is usually 28 days — too fast for a normal mortgage.Bridging finance costs multiples of a mortgage. Price it in before you bid, and read the legal pack first.
Tenure not stated — confirm freehold/leasehold and any lease term before offering.

What would have to be true?
No price fixes this while it cannot be let
No rent at all can be collected until the EPC reaches E, so nothing on this page is reached by charging more.
energy rating G

What will the rent borrow?
Nothing, until it can be let
A lender sizes the loan on the rent, and no rent may be collected here as it stands. The test below is worth running again once the EPC clears E — not before.
no rent to test

Is it a good location?
No school rated Good or better in this postcode area
2 schools in this postcode area, none rated Good or better and flood risk checking… — open for the map, the schools and the rest.
Article 4Not assessed for this address
postcode area, not this address

Which strategy wins?
None of them, while it cannot be let
Every way of running this is a way of letting it, and none may be let as it stands. Which one wins is worth ranking once the EPC clears E — not before.
no way of letting is available

What would you walk away with?
Nothing we can put a figure on, while it cannot be let
Five years of holding it is five years of rent plus a sale, and no rent may be collected here as it stands. The sums are worth running again once the EPC clears E.
no rent to project

Ready to move on this deal?

Generates an offer pack with your numbers & sources — take it to the agent.

Listing seen …

What if…

Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent).

You keep£204/mo

All-in cash£101,161

Payback41.4 yrs

No rent at all can be collected until the EPC reaches E, so nothing on this page is reached by charging more.

Offer

Deposit

Mortgage rate

The dial above is the rate you would be quoted. Every figure on this page is worked at 6.50% — that rate plus a 0.75pp premium lenders add on a limited-company purchase.

Standard rental

Doing it up

Estimated, not surveyed — nobody has been inside.

More assumptions9

Mortgage term

Fixed for

Stress rate

Solicitor + survey

Lender fees

Insurance

Maintenance

Service charge

Ground rent

Where these figures came from13

Offer the asking price£190,000Asking price from listing

Deposit a typical assumption25%Standard 75% LTV for BTL

Mortgage rate a typical assumption5.75%5-year fixed at 75% LTV — 5.75% (as of 2026-09-14). 5.75% headline + 0.75pp limited-company product premium = 6.50% charged in this model.

Doing it up a typical figure, not a quote£37,011Per-property refurb estimate from the element rate-card model (£27,758–£51,815 range), VAT-inclusive

Mortgage term a general default, not this property25 yrs

Fixed for a typical assumption5 yrsFixed for 5 years (5-year fixed at 75% LTV); after the fix the projection charges the reversion rate — a stated assumption, not a forecast.

Stress rate a typical assumption7.50%The higher of 5.5% and your rate + 2 points (PRA SS13/16): 7.5%

Solicitor + survey a typical figure, not a quote£2,000Leasehold flat — £1,500 legal + £500 survey

Lender fees a typical figure, not a quote£3,8502% product fee on £142,500 loan + £1,000 booking fee

Insurance a typical figure, not a quote£20/moTypical BTL building+landlord cover for sub-£200K

Maintenance a typical figure, not a quote£67/moSemi/flat: £67/mo proxy

Service charge a typical figure, not a quote£150/moLeasehold fallback: £1,800/yr proxy — confirm with managing agent

Ground rent a typical figure, not a quote£25/moLeasehold fallback: £300/yr proxy — confirm in lease

These are this page’s own derivation notes, unedited. A figure marked a typical figure, not a quote is our model of a cost for a property of this kind in this area — not a price anybody has given you, and the first thing worth replacing with a real one.

Notes

Auto-saves

Listed by

Savills - National Auctions

020 8022 4160 View on portal

Asking price£190,000

You could not let it as it stands, so the £204 a month below is not money you can collect yet.

What will it cost me to buy?Breakdown£64,150 + refurb costs£16,650 of that never comes back — stamp duty, solicitor and lender fees.£64,150 to buy it~£37,011deposit · stamp duty · solicitor · feeswe haven’t been inside□ works not inspected

What would have to be true?No price fixes this while it cannot be letNo rent at all can be collected until the EPC reaches E, so nothing on this page is reached by charging more.■ energy rating G

What will the rent borrow?Nothing, until it can be letA lender sizes the loan on the rent, and no rent may be collected here as it stands. The test below is worth running again once the EPC clears E — not before.□ no rent to test

How big is it, really?The workingOne figure, and nothing checking it 624 sq ftOnly the agent’s figure exists for this house. Open for what that means.□ area unchecked — agent’s own

Is it a good location?Open the mapNo school rated Good or better in this postcode area2 schools in this postcode area, none rated Good or better and flood risk checking… — open for the map, the schools and the rest.Article 4Not assessed for this address■ postcode area, not this address

Which strategy wins?None of them, while it cannot be letEvery way of running this is a way of letting it, and none may be let as it stands. Which one wins is worth ranking once the EPC clears E — not before.□ no way of letting is available

What would you walk away with?Nothing we can put a figure on, while it cannot be letFive years of holding it is five years of rent plus a sale, and no rent may be collected here as it stands. The sums are worth running again once the EPC clears E.□ no rent to project

What would have to be true?
No price fixes this while it cannot be let
No rent at all can be collected until the EPC reaches E, so nothing on this page is reached by charging more.
energy rating G

What will the rent borrow?
Nothing, until it can be let
A lender sizes the loan on the rent, and no rent may be collected here as it stands. The test below is worth running again once the EPC clears E — not before.
no rent to test

Is it a good location?
No school rated Good or better in this postcode area
2 schools in this postcode area, none rated Good or better and flood risk checking… — open for the map, the schools and the rest.
Article 4Not assessed for this address
postcode area, not this address

Which strategy wins?
None of them, while it cannot be let
Every way of running this is a way of letting it, and none may be let as it stands. Which one wins is worth ranking once the EPC clears E — not before.
no way of letting is available

What would you walk away with?
Nothing we can put a figure on, while it cannot be let
Five years of holding it is five years of rent plus a sale, and no rent may be collected here as it stands. The sums are worth running again once the EPC clears E.
no rent to project