My Latest BRRR Deal: Full Breakdown with Numbers, Plan & Exit Strategy
We bought a 2-bed terrace for £75K — while nearby houses were going for up to £140K.
It’s shaping up to be one of our best BRRR projects in recent years.
In this post, I’ll walk you through the numbers, the refurb plan, and how we’re aiming to recycle most — if not all — of our money out.
We have been investing now since 2007, but this deal is one of the best we have had over the past 2-3 years. This is why you need to keep consistent with your research, viewings and building relationships.
The Deal Breakdown
- Purchase Price: £75K (listed at £89K)
- Stamp Duty (SDLT): £3,750
- Legal Fees: £1,500
- Refurb Budget: £29,000 (based on past projects including 10% contingency — full list below)
- Holding Costs: £800
- Finance Costs: £2,000
- 🔹 Total Money In: £112,000
Values and Refinance
- End values =
- Top = £140k
- Medium = £130k
- Low = £120k (we will change lender at this valuation)
- Refinance based on end values
- Top = £140k @ 75% = £105k
- Medium = £130k @ 75% = £97.5k
- Low = £120k @ 75% = £90k (we will change lender at this valuation)
- Total money OUT
- Top = £140k @ 75% = £105k – (Total Money In £112k) = £7.5k
- Medium = £130k @ 75% = £97.5k – (Total Money In £112k) = £14.5k
- Low = £120k @ 75% = £90k – (Total Money In £112k) = £22k
- Return On Capital Employed (based on £850pcm rent)
- Top = 48% 🔥🔥🔥
- Medium = 25%🔥🔥
- Low = 16%
The Plan
✅To pull out as much cash as possible and then move to the next project
✅To hold the property as part of our generational wealth piece
✅To collect cash flow every month
The above figures are 95% accurate but we are VERY confident we will achieve a £140k valuation because a house behind ours sold for £140k (1 week before we collected our keys), a house Infront of ours sold for £130k (just last week). Neither of those houses have just had a full back to brick refurbishment like ours has.
To be successful in property you need to understand the maths. If you want more help, then check out my You Tube channel @Dervish_Dervish or read some more blogs on my website;
https://dervishdervish.com/blog/
Want to learn how to do deals like this?
You don’t need dozens of properties to build wealth — you just need the right strategy on the right deals. Hit the link below and apply for mentorship — let’s level up your portfolio.
https://dervishdervish.com/property-business-education/
The Refurb
I will create a more detailed blog on the cost, time frames and running order but here is the list of works the property has had done;
* removal of rubbish/furniture (3 skips full)
* rip out entire house (bathroom, kitchen, all woodwork) inc doors
* stud walls to create a separate bathroom and inner landing
* board and batten to create false ceiling all upstairs
* knock out bricks to create new bathroom window
* full rewire
* full new GCH (radiators and boiler)
* plaster throughout property
* new kitchen
* new bathroom
* new carpentry
* 2 new windows and new composite front door
* paint
Items that were unexpected during the refurb;
* dropping the chimney
* having gas installed at the property – there was no gas
* replacing main incoming electrical feed – very deteriorated
If you are interested to learn more about the breakdown I will provide a more detailed analysis moving forward.
If you’re serious about building your property portfolio and want personal help to find and execute deals like this — apply for my mentorship programme now.
I only take on a few investors at a time to keep it hands-on and results-driven.
👉 Apply here to see if it’s a fit.
Thanks for reading. Keep learning, stay consistent, and surround yourself with people who’ve done what you’re trying to do.
See you in the next blog or inside the mentorship programme.
Dervish Dervish 🥋🏠📈
p.s. If you are serious about improving your property knowledge and cash flow then apply for mentoring here;
https://dervishdervish.com/property-business-education/