10 Ladybower Road, Spinney View, Loughborough, Leicestershire

Description

A three bedroom town house in popular residential location. The property benefits from gas central heating, uPVC double glazing, Paula Rosa Kitchen and drive/garage to the rear. The property will make an excellent family home or buy to let investment. Clean and tidy throughout and ready to let. Offered freehold and with vacant possession.

Accommodation

Ground Floor: Reception Hallway, Lounge, Dining Kitchen. First Floor: Landing, Bedroom One, Bedroom Two, Bedroom Three, Bathroom. Outside: Small garden to front. Enclosed rear garden. Parking and Single Garage.

Location

Well placed for a good range of local amenities including shops, schooling, excellent transport links with M1 motorway close by and easy access to the Town Centre and Loughborough University.

Tenure / Property Information

Investment Analysis

Same-road completed sales range from £185,000 to £195,000 for terraced properties, with a wider evidence range of £166,500 to £195,000 across differing property types. Given the subject is a clean and tidy three-bedroom town house with parking and garage, a base GDV of £185,000 is reasonable, but comparability is limited and no internal inspection or EPC evidence is supplied.

Investment Snapshot

Strategy Recommendation

Potential owner-occupier or BTL purchase at the guide, subject to confirming local achievable rent, legal special conditions, EPC and inspection findings. Do not rely on the Thame rental evidence or assume the guide price will be the final purchase price.

Works Required

No specific refurbishment works are evidenced. The property is described as clean, tidy and ready to let. Allow for inspection, safety checks and any minor maintenance only after viewing; no quantified works allowance is supported.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £185,000 base GDV and guide purchase price, 75% refinancing would be approximately £138,750. Against the £141,480 guide-based cost, this indicates approximately £2,730 cash left in before finance, tax, legal costs, valuation costs and any works. Actual refinancing depends on lender valuation, rent, affordability and loan terms, none of which are supplied.

Buy-to-Let Analysis

BTL suitability is supported by the vacant possession, clean/tidy condition and stated readiness to let. However, the only rental evidence is a £1,900 pcm asking rent in Thame, which is not a usable local Loughborough rental comparable. Rent and yield therefore cannot be established. At the £135,000 guide, the buyer premium is £6,480, producing a guide-based total of £141,480 before any additional fees, finance, tax or maintenance.

Flip Analysis

At the £135,000 guide, the £6,480 buyer premium produces a known base cost of £141,480 before works and other fees. Against the £185,000 base GDV, the indicative gross difference is £43,520 before selling costs, finance, tax, additional auction fees and any works. A formal flip surplus cannot be calculated because no selling allowance or complete project-cost schedule is supplied.

Investor Risks & Due Diligence

• The guide price is not the final purchase price and may be exceeded.

• The 4.8% buyer premium is £6,480 at the guide, while additional special-condition fees are unknown.

• No reliable local Loughborough rental evidence is supplied, so rent and yield cannot be established.

• Comparable sales include differing property types, limiting GDV precision.

• No EPC, council tax or detailed inspection information is supplied.

• Works, finance, tax, selling and maintenance costs are not quantified.

Recommendation

Potential owner-occupier or BTL purchase at the guide, subject to confirming local achievable rent, legal special conditions, EPC and inspection findings. Do not rely on the Thame rental evidence or assume the guide price will be the final purchase price.

Strategy Rating

Analysis Confidence

There are several same-road completed sales and a clear property description, but local rental evidence, EPC, council tax, detailed costs, special-condition fees and inspection information are absent.