1 Marsh Street, Wombwell, Barnsley, South Yorkshire

Description

An attractive stone fronted end of terrace with a very convenient cul-de-sac setting just off Wombwell High Street and its varied shopping amenities and much more. The property has double glazing throughout, gas heating from a modern combination boiler, a recent new roof and its own enclosed garden.

Accommodation

Lounge: 3.96 x 3.68. Kitchen/Diner: 2.99 x 3.01. Rear hall with door to garden. Bathroom: 1.66 x 2.19 max. Bedroom 1: 3.96 x 3.65. Bedroom 2: 2.99 x 3.01. Enclosed front forecourt garden and enclosed rear garden.

Location

Wombwell is just off the Dearne Valley Parkway, linking the M1 and A1 motorways, and has a train station for the Sheffield/Leeds line. The property is just off Wombwell High Street and its shopping amenities.

Tenure / Property Information

Investment Analysis

The supplied sold evidence on Marsh Street ranges from £39,000 to £67,000 for 2025–2026 transactions, with the most recent sale at £52,500. The £102,500 sale from 2022 is materially higher and less useful without further property detail. A base GDV of £60,000 is used, with a low scenario of £52,500 and high scenario of £67,000. The subject’s condition is described positively, including a recent roof, modern combination boiler, double glazing and gardens, but no internal inspection evidence or detailed comparable specifications are supplied.

Investment Snapshot

Strategy Recommendation

Investigate as a potential low-entry BTL or BRRR purchase, subject to inspection, legal-pack review, achieved-rent validation and confirmation of all auction charges. Do not rely on the apparent margin for a flip without a complete cost plan.

Works Required

No specific works cost can be supported from the evidence. The property is described as having double glazing, gas heating from a modern combination boiler, a recent roof and enclosed gardens. Any cosmetic, compliance or maintenance works should be confirmed by inspection and legal pack review.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £20,000 guide, the known administration charge is £2,400, but refurbishment costs and other special-condition charges are unknown. Using the £60,000 base GDV, a 75% refinance would be £45,000. Whether this releases capital depends on the actual purchase price, works, finance costs, valuation and lender terms.

Buy-to-Let Analysis

Using the auctioneer’s anticipated rent of £8,400 per year, the gross yield on the £20,000 guide is 42%. Rental listings indicate a broader asking-rent range of £675–£900 pcm, equivalent to approximately 40.5%–54.0% on the guide. These are asking or estimated rents, not achieved rents, and mortgage, void, management, maintenance, insurance and tax costs are not supplied.

Flip Analysis

The £60,000 base GDV indicates substantial apparent headroom over the guide, but total project cost cannot be calculated because refurbishment, selling, legal, finance and additional auction charges are not supplied. A reliable flip surplus and maximum bid therefore cannot be established.

Investor Risks & Due Diligence

• The £2,400 administration charge is payable on the fall of the virtual gavel, with further special-condition, legal, search, transfer or other charges possible.

• Rental figures are advertised asking rents or an auctioneer estimate rather than achieved passing rent.

• The comparable sales show a wide price range and lack detailed specification and condition information.

• Refurbishment, maintenance and compliance costs cannot be quantified from the supplied evidence.

• EPC rating is D, and the impact of any required energy improvements is not evidenced.

Recommendation

Investigate as a potential low-entry BTL or BRRR purchase, subject to inspection, legal-pack review, achieved-rent validation and confirmation of all auction charges. Do not rely on the apparent margin for a flip without a complete cost plan.

Strategy Rating

Analysis Confidence

There is useful local sold-price, rental and auction-fee evidence, but no detailed condition report, internal inspection, full legal-pack costs, parking information, achieved rent or supported refurbishment budget.