1 Whint Cottage, Old Whint Road, Haydock, St. Helens, Merseyside WA11 0DW

Description

A rare opportunity to acquire a substantial three bedroomed semi-detached home occupying a generous plot with excellent potential for future development, subject to the necessary planning permissions. The property has initial architect's plans prepared for the construction of two semi-detached homes, each designed to provide four-bedroom accommodation, subject to obtaining the necessary planning permission and building regulation approvals.

Accommodation

Two reception rooms, kitchen diner, two bathrooms, one of which has been adapted with a walk-in shower, and generous gardens to the front and rear.

Location

Situated within an established residential area with neighbouring family homes and existing access.

Tenure / Property Information

Investment Analysis

Completed sales on Old Whint Road range from £181,050 to £190,000, with the most recent supplied sale at £190,000 in August 2024. These comparables are semi-detached properties in the same road. The £225,000+ guide is therefore above the supplied completed-sale evidence. The initial architect’s plans for two four-bedroom semi-detached homes are not supported by planning permission or building-regulation approval, so no development uplift has been included.

Investment Snapshot

Strategy Recommendation

Do not bid at or above the guide on the current evidence. Proceed only after confirming title and special-condition costs, obtaining a survey and establishing whether the proposed development is realistically consentable and financially viable.

Works Required

No specific defects or refurbishment requirements are evidenced. Any proposed development would require planning permission and building-regulation approvals for the two planned four-bedroom semi-detached homes. A survey, planning due diligence and costed design information are required before works can be estimated.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the supplied comparable evidence, an indicative existing-property GDV is £190,000 and 75% of this is £142,500. This is below the £225,000 guide before the 4.8% buyer premium and any works, so the refinance case is not supported on the available figures. The unconsented development plans cannot be relied upon for GDV or refinance value.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is provided. The 4.8% buyer premium would be £10,800 at the £225,000 guide, subject to the stated minimum, before any other costs.

Flip Analysis

A flip appraisal cannot be completed reliably because refurbishment costs, selling costs and any development costs are not supplied. On the available completed-sale evidence, the guide already exceeds the latest comparable sale by £35,000 before the buyer premium and other costs.

Investor Risks & Due Diligence

• The £225,000+ guide exceeds all supplied completed-sale evidence, including the latest £190,000 sale.

• The proposed two-home scheme is subject to planning permission and building-regulation approvals, which are not confirmed.

• No refurbishment or development cost evidence is available.

• No supported rental evidence is available, preventing a reliable BTL yield assessment.

• The 4.8% buyer premium is payable on the purchase price, with additional special-condition fees possible.

• Tenure and other legal/property particulars are not supplied.

Recommendation

Do not bid at or above the guide on the current evidence. Proceed only after confirming title and special-condition costs, obtaining a survey and establishing whether the proposed development is realistically consentable and financially viable.

Strategy Rating

Analysis Confidence

The property description, auction terms and several same-road completed sales are available, but tenure, condition, rent, planning status, development costs, selling costs and other purchase costs are not evidenced.