10 Camwood Drive, Lostock Hall, Preston, Lancashire PR5 5AU

Description

A 2 bedroom semi-detached bungalow with garage, driveway and gardens. We are advised the property has suffered collapsed ceilings and floors due to a water leak. Rubbish / personal effects will not be cleared prior to sale. The auctioneers have not inspected, and for safety reasons there will no access for viewings prior to auction or completion. The property will be sold without an EPC. The image showing the property prior to being over-grown is from 2021.

Accommodation

Ground Floor: The auctioneers have not inspected the property. We believe the accommodation comprises entrance hall, sitting room, kitchen, 2 bedrooms, bathroom. Outside: Front garden driveway, single garage, rear garden.

Tenure / Property Information

Investment Analysis

The £55,000 guide is materially below the supplied same-street completed sales of £131,320 to £184,950, but those comparables are semi-detached or detached properties and do not establish a reliable bungalow GDV. The subject has reported collapsed ceilings and floors following a water leak, has not been inspected, cannot be viewed before auction or completion, and includes uncleared rubbish. A reliable post-refurbishment value and works budget cannot therefore be established from the supplied evidence. The buyer fee at the guide is £3,600 including VAT because the 1.8% calculation is below the stated minimum; additional special-condition fees are unknown.

Investment Snapshot

Strategy Recommendation

Do not bid on the supplied evidence alone. Proceed only after legal review and with a risk budget based on post-completion inspection, as the key condition and cost variables are currently unquantified.

Works Required

Obtain a full inspection after access is available; investigate and remedy the reported water leak; assess and repair or replace collapsed floors and ceilings as required; remove the stated rubbish and personal effects; and complete only the further works identified by the inspection. No cost allowance is supportable from the evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR analysis cannot be supported because the purchase cost is known but refurbishment cost, rent, GDV and refinance value are not reliably established. The property cannot be inspected before auction or completion.

Buy-to-Let Analysis

BTL analysis cannot be completed because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Condition, access and EPC position also remain unresolved.

Flip Analysis

A flip appraisal cannot be completed reliably. Same-street sales provide context only and are not sufficiently comparable to establish bungalow GDV, while the reported structural damage, water leak consequences, clearance requirement and inaccessible condition prevent a supported works budget or resale surplus calculation.

Investor Risks & Due Diligence

• Reported collapsed ceilings and floors following a water leak.

• No inspection or viewing is permitted before auction or completion.

• The auctioneers have not inspected the property and the accommodation is described as believed rather than confirmed.

• Rubbish and personal effects will remain at sale.

• No EPC will be provided.

• Additional fees may appear in the Special Conditions of Sale.

• The supplied comparables are semi-detached or detached sales rather than confirmed bungalow comparables.

• The minimum buyer fee of £3,600 including VAT applies at the £55,000 guide.

Recommendation

Do not bid on the supplied evidence alone. Proceed only after legal review and with a risk budget based on post-completion inspection, as the key condition and cost variables are currently unquantified.

Strategy Rating

Analysis Confidence

The evidence includes guide price and several same-street sales, but there is no inspection access, no direct bungalow valuation evidence, no works quotation, no rent evidence, no tenure information and potentially additional auction fees.