# ✅ Deal Pack — RM-166442930
**Generated:** 2026-07-29 | **Status:** GO | **Pipeline Run:** Alice

---

## Property Summary
| Field | Value |
|-------|-------|
| Postcode | MK5 |
| Area | Milton Keynes |
| Type | 3bed Terraced |
| Tenure | Freehold |
| Asking Price | £350,000 |
| EPC Rating | N/A |
| Portal | [Rightmove](https://www.rightmove.co.uk/properties/166442930) |
| Agent | N/A |
| Agent Email | N/A |
| Flags | None |

---

## Financial Analysis (Quinn)

### Rental Income
| | Monthly | Annual |
|---|---|---|
| Gross rent | £2,134 | £25,608 |
| Management fee (10% of rent) | £213 | £2,561 |
| Maintenance reserve (5% of rent) | — | £1,280 |
| Insurance | — | £400 |
| Accountancy | — | £200 |
| Void periods | — | £986 |
| **Net rent** | **£1,682** | **£20,181** |

- **Gross Yield:** 7.32% ✅
- **Net Yield:** 5.77%

<details>
<summary><strong>📊 Rent estimate — Rightmove live (local asking rents) · 65% accuracy</strong> (data source &amp; calculation)</summary>

| Input | Value |
|---|---|
| Live median (8 listings) | £2,200 |
| × 0.97 asking→achieved | £2,134 |
| ONS PIPR mean (2026-06) cross-check | £1,447 |
| **Estimate** | **£2,134/mo** |

**Calculation:** `median(£2,200 from 8 live listings) × 0.97 asking→achieved = £2,134; ONS cross-check £1,447`

**Accuracy factors:** base 60 (live local asking rents); +20 sample (8 listings); -15 ONS divergence (47% apart)

<sub>Tune these knobs at <code>/settings/</code> on the portal. Source precedence and the asking→achieved haircut are configurable (Decision #29/#30).</sub>
</details>

### Capital Structure (Quinn estimate)
| | |
|---|---|
| Asking price | £350,000 |
| Deposit (25%) | £87,500 |
| Mortgage (75% LTV @ 5.5% IO) | £262,500 |
| Monthly mortgage | £1,203 |
| SDLT (6.4% effective) | £22,500 |
| Legal + survey + broker + searches | £2,900 |
| Mortgage fees | £1,349 |
| Refurbishment | £13,500 |
| **Total cash invested** | **£127,749** |

### Cashflow
| | Monthly | Annual |
|---|---|---|
| Gross rent | £2,134 | £25,608 |
| Running costs | -£452 | -£5,427 |
| Mortgage | -£1,203 | -£14,438 |
| **Net cashflow** | **£479** ✅ | **£5,744** |

### ROCE
```
Annual Net Cashflow  :  £5,744
Total Cash Invested  :  £127,749
──────────────────────────────────────────────
ROCE = £5,744 ÷ £127,749 × 100
     = 4.5% ✅ (target ≥8.0%)
```

### 5-Year Projections (Hector + Quinn)
| | |
|---|---|
| Current price | £350,000 |
| 5yr growth (Hector) | 20.0% ✅ |
| **Projected 5yr value** | **£420,000** |
| Capital gain | £70,000 |
| 5yr gross rental income | £136,501 |
| **Total 5yr return** | **£107,179 (83.9%)** |

---

## Area Intelligence (Hector)

**Growth drivers:**
- East West Rail (Oxford-Cambridge Arc) — connects MK to Oxford and Cambridge, expected completion 2030
- Milton Keynes City status 2023 — increased investment profile and regeneration funding
- MKDP urban expansion — Campbell Park, Eastern Expansion Area, Tattenhoe Park
- Bletchley station upgrade as East West Rail hub — significant regeneration catalyst
- MK Futures 2050 Commission — long-term growth plan for 500k+ population

| | |
|---|---|
| Rental demand score | 8.2/10 |
| Employment score | 7.8/10 |
| Annual rental growth | 3.2% |
| Data confidence | medium |

---

## Quinn Decision

**GO**

> Gross Yield: 7.32% (target: disabled%) → ✓ PASS | Net Yield: 5.77% | ROCE: 4.50% (target: disabled%) → ✓ PASS | 5yr Capital Growth Projection: 20.0% (target: disabled%) → ✓ PASS | Monthly Cashflow: £479 (target: disabled) → ✓ PASS | Deposit Required: £87,500 | Mortgage: £262,500 @ 5.5% IO | Monthly Mortgage: £1,203 | Monthly Rent: £2,134 | Projected 5yr Value: £420,000 (gain: £70,000) | Total Cash Invested: £127,749 | 5yr Total Return: £107,179 (83.9%) | Flags: None

---
## 💼 Trevor — Authoritative Acquisition Costs & P&L

### Acquisition Cost Breakdown
| Item | Amount |
|------|--------|
| SDLT (6.4% effective rate) | £22,500 |
| Legal fees | £1,500 |
| Survey | £500 |
| Mortgage arrangement fee | £999 |
| Mortgage valuation fee | £350 |
| Broker fee | £500 |
| Search fees | £400 |
| Refurbishment reserve | £13,500 |
| **Total acquisition costs** | **£40,649** |
| Deposit | £87,500 |
| **Total cash required** | **£128,149** |

### Annual P&L (Trevor)
| Line | Amount |
|------|--------|
| Gross annual rent | £25,608 |
| Void deduction | −£985 |
| **Effective rent** | **£24,623** |
| Mortgage (IO) | −£14,437 |
| Management fee | −£2,462 |
| Maintenance reserve | −£1,231 |
| Insurance | −£400 |
| Accountancy | −£200 |
| **Net profit (pre-tax)** | **£5,892** |
| Net profit (post Section 24) | £648 |

- **True ROCE:** 4.6%
- **True Net Yield:** 1.68%

---
## 📝 Ash's Notes *(fill in after viewing)*

### Viewing Notes
*Add notes here after physical viewing...*

### Condition & Renovation Estimate
| Item | Estimated Cost |
|------|---------------|
| General redecoration | £ |
| Kitchen update | £ |
| Bathroom update | £ |
| Boiler / heating | £ |
| Other | £ |
| **Total renovation** | **£** |

### Offer Strategy
- **Target offer price:** £
- **Maximum price:** £
- **Offer rationale:** *Add notes here...*
- **Negotiation lever:** *e.g. quick completion, chain-free...*

### Legal Notes
- **Solicitor instructed:** *Name / firm*
- **Key legal flags:** *e.g. lease length, restrictive covenants*

### Mortgage Application
- **Lender:**
- **Product:**
- **Applied:**

### Pipeline Status
- [ ] Viewed
- [ ] Offer made
- [ ] Offer accepted
- [ ] Solicitor instructed
- [ ] Survey booked
- [ ] Mortgage offer received
- [ ] Exchange
- [ ] Completion

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*Deal pack generated by Alice — Puffer-Properties-R Pipeline*