1 Ladypit Terrace, Whitehaven, Cumbria CA28 6AD

Description

Freehold end-terrace with approximately 24 ft reception room, kitchen, two bedrooms, bathroom and attic room. EPC F.

Location

1 Ladypit Terrace, Whitehaven, Cumbria CA28 6AD. The full postcode CA28 6AD is used for mapping. Local investment evidence is drawn from the Whitehaven market rather than a generic Cumbria average.

Investment Analysis

Investment Snapshot

Works Required

• Targeted kitchen/bathroom and services upgrades where required

• Decoration, flooring and joinery

• External/roof/damp repairs identified by survey

• Contingency for latent defects

HB working allowance: £25,000–£40,000. This is an appraisal allowance based on the auctioneer's condition description and property type, not a contractor quotation.

Rental & Market Context

HB's working market-rent range is £700–£825 pcm (£8,400–£9,900 p.a.). This reflects current/recent rental evidence for the Whitehaven market and is adjusted for the subject property's size, condition and strategy. At the guide, the gross yield range is approximately 15.3%–18.0%; on the full purchase-and-works range it is approximately 8.0%–12.4%. Actual rent should be checked against a current local letting appraisal before exchange.

Sold within 5m radius

• 156 Meadow Road, Whitehaven – 3-bed terrace – sold 15 May 2026 – £128,500

• 25 Tower Hill, Whitehaven – 3-bed semi – sold 11 May 2026 – £225,000

• 16 The Close, Whitehaven – 2-bed terrace – sold 30 Apr 2026 – £126,000

These are local-market comparables rather than guaranteed like-for-like matches. Allowing for condition, size and micro-location, HB uses an indicative end-value range of £100,000–£125,000 for this lot where a GDV is applicable.

GDV Assessment

HB indicative GDV/end value is £100,000–£125,000. This range is informed by the auctioneer's property facts, the current condition and the verified Whitehaven sold-market evidence above. It is an investment appraisal, not a RICS valuation; the lower end should be used for bid sensitivity.

Strategy Recommendation

Preferred strategy: BRRR / Buy-to-Let. The working acquisition range is £55,000–£65,000. The main reason is the relationship between the guide, required works and the achievable exit/income evidence. Risk is rated medium because of the property-specific condition, tenure, planning or market factors noted above.

Potential BRRR Position

Using the mid-point purchase assumption of £60,000 and mid-point works of £32,500, the property stands at about £92,500 before SDLT, auction fees and finance. A 75% refinance against the £100,000–£125,000 GDV range gives approximately £75,000–£93,750. At the mid-point this leaves about £8,125 of purchase-and-works capital in the deal before transaction costs. HB BRRR assessment: Moderate.

Flip Analysis

Working scenario: purchase £60,000, works £32,500, plus approximately £7,050 as an illustrative allowance for acquisition, finance/holding and selling costs. Total working cost is therefore about £99,550 against a mid-point GDV of £112,500, producing an indicative pre-tax margin of about £12,950 (11.5% of GDV). This is marginal on the current assumptions and is highly sensitive to sale price and refurbishment overspend.

Investor Risks & Due Diligence

• Read the full legal pack, title and special conditions before bidding

• Confirm auction administration/buyer's fees and completion period

• Verify the scope and cost of works with a survey and contractor pricing

• Check planning/building-regulation status, access and services where relevant

• Confirm finance and insurance acceptability for the specific property type

• Re-check current rental and sold evidence immediately before setting a maximum bid

Maximum Bid Analysis

HB bidding sensitivity: guide £55,000+. The deal is strongest around £55,000–£55,000; above approximately £55,000 the margin/capital-recycling position begins to weaken on the conservative £100,000 GDV assumption. This is an investment-based bid indicator, not a valuation or bidding instruction.

Recommendation

Overall HB view: BRRR / Buy-to-Let. At the working purchase range of £55,000–£65,000, the opportunity can be attractive if the property-specific risks are resolved and the works remain within £25,000–£40,000. Confidence is high; the principal sensitivity is end value and refurbishment cost.

Strategy Rating

Buy-to-Let: ★★★★☆ | BRRR: ★★★★☆ | Flip: ★★★☆☆

Research Sources

https://www.auctionhouse.co.uk/cumbria/auction/lot/151131 | https://www.rightmove.co.uk/house-prices/whitehaven.html