10 Firs Road, Sale, Cheshire

Description

By order of a major housing association. Freehold two floor semi-detached house requiring updating. Full vacant possession. The property may be suitable for a rear or loft/mansard conversion for additional accommodation, subject to all consents where necessary.

Accommodation

Approx. 91m2 / 978 sq ft. First floor: three bedrooms, bathroom, WC. Ground floor: entrance hall, reception room, dining room, kitchen, utility room. Outside: front and rear gardens.

Location

Situated on Firs Road, well positioned for the amenities of Sale, Altrincham and Manchester City Centre to the east. Transport options include local bus routes, rail connections via Sale or Brooklands Stations, and road links via M56, M60 and M62.

Tenure / Property Information

Investment Analysis

The supplied sold comparables are for the same road but date from 2010–2016, so they do not provide a reliable current market value. The £299,000 auction guide is not a formal valuation. Current GDV cannot be supported from the evidence provided.

Investment Snapshot

Strategy Recommendation

Treat as a potential owner-occupier or rental refurbishment opportunity only after obtaining a current valuation, full survey, detailed works budget and confirmation of parking, heating and special-condition fees. Do not rely on the conversion potential when bidding.

Works Required

General updating is required, but no detailed condition report or schedule of works is supplied. A rear or loft/mansard conversion may be possible, subject to all necessary consents, but no value or cost has been assumed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed because current GDV, refurbishment costs and post-works value are unsupported. The £1,800 buyer documentation fee is known, but potential seller-charged completion fees and other project costs are not quantified. Refinance proceeds therefore cannot be calculated.

Buy-to-Let Analysis

Using the £299,000 guide as the purchase figure and the supplied advertised asking-rent range of £1,500–£1,900 pcm, indicative gross yield is approximately 6.02%–7.63%, with a midpoint-rent illustration of 6.82%. These are asking rents rather than achieved rents and exclude finance, management, maintenance, voids, taxation, acquisition costs and updating costs.

Flip Analysis

A flip surplus cannot be established because the supplied comparable sales are materially historic, no current GDV is supported, and no updating or selling-cost allowance is provided. The potential conversion is speculative and subject to consent.

Investor Risks & Due Diligence

• The supplied sold comparables are dated 2010–2016 and do not establish current value.

• The extent and cost of updating are not supplied.

• Rear or loft/mansard conversion potential is subject to all necessary consents and is not valued in this analysis.

• Advertised rents may not be achieved and are not passing rents.

• Additional seller-charged completion fees may apply under the Special Conditions of Sale.

• Parking and heating information is unavailable.

Recommendation

Treat as a potential owner-occupier or rental refurbishment opportunity only after obtaining a current valuation, full survey, detailed works budget and confirmation of parking, heating and special-condition fees. Do not rely on the conversion potential when bidding.

Strategy Rating

Analysis Confidence

The property description, tenure, vacancy, guide price, known documentation fee and asking-rent evidence are available, but current market comparables, condition costs, GDV, selling costs and finance assumptions are not.