1 Varley Road, Bolton, Greater Manchester

Description

Not inspected by Auction House, however informed to be a two bed semi-detached house currently tenanted at £875 pcm. Further details available in the legal pack. Externally there are gardens to the front, side and rear.

Accommodation

Two-bedroom semi-detached house; gardens to the front, side and rear.

Location

Bolton, Greater Manchester

Tenure / Property Information

Investment Analysis

The only recent completed sale supplied is this same property at £85,000 in July 2023. The £110,000 guide is materially higher but is not completed-sale evidence. Current condition and legal-pack details are unavailable.

Investment Snapshot

Strategy Recommendation

Only consider as a cautiously underwritten income purchase after verifying the tenancy, legal pack and condition. The guide appears high against the latest supplied sale.

Works Required

No refurbishment works are evidenced. Inspect the property and review the legal pack before budgeting works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be established because refurbishment costs, tenancy details, finance costs and a reliable current GDV are unavailable. The latest supplied sale implies a 75% refinance of approximately £63,750.

Buy-to-Let Analysis

At the £110,000 guide and £875 pcm rent, the gross yield is approximately 9.55% before finance, maintenance, voids, management and other costs. Tenancy terms and rent passing should be verified.

Flip Analysis

The latest completed sale is £85,000, below the £110,000 guide. Without supported works and selling costs, a flip surplus cannot be calculated; the evidence indicates substantial margin risk.

Investor Risks & Due Diligence

• Guide price is £25,000 above the latest supplied completed sale.

• Property has not been inspected by the auctioneer.

• Tenancy terms and rent passing are not independently evidenced.

• Buyer premium, special-condition costs and disbursements are not fully quantified.

• Refurbishment requirements are unknown.

• Current market value is uncertain from the limited comparable evidence.

Recommendation

Only consider as a cautiously underwritten income purchase after verifying the tenancy, legal pack and condition. The guide appears high against the latest supplied sale.

Strategy Rating

Analysis Confidence

Rent and one recent same-property completed sale are available, but condition, tenancy documentation, legal-pack costs, refurbishment requirements and current comparable evidence are missing.