10, Lancaster Road, Tewkesbury, Gloucestershire, GL20 5HA

Description

Freehold two floor 4 bed end terrace house requiring updating. Non-Standard construction. By order of a major housing association.

Accommodation

Approx. 83m2 / 891 sq ft. First floor: four bedrooms, bathroom/WC. Ground floor: entrance hall, reception room, kitchen (not fitted), dining room. Outside: front and rear gardens.

Location

Situated on Lancaster Road, well positioned for the amenities of Tewkesbury town centre, the Vale of Gloucester, Birmingham to the north and Bristol to the south. Transport options include local bus routes, rail connections via Ashchurch for Tewkesbury, or road links via the M5 and M4 motorways.

Tenure / Property Information

Investment Analysis

Recent completed sales on Lancaster Road were £180,000 in July 2024 and £183,000 in July 2021, with an older 2019 sale at £168,000. These provide a broad evidence-supported range of £168,000–£183,000, although the comparables do not confirm bedroom count, condition or construction type. The subject requires updating, has a non-fitted kitchen and is of non-standard construction, so the evidence does not justify a precise formal valuation. Base GDV is estimated at £180,000.

Investment Snapshot

Strategy Recommendation

Proceed only conditionally and subject to inspection of the non-standard construction, confirmation of works scope, financeability, heating, parking and the Special Conditions. Do not commit to a maximum bid until refurbishment and all completion costs are established.

Works Required

Updating works are required, including fitting or completing the kitchen. The description does not provide sufficient detail to specify further works or price the refurbishment; the non-standard construction requires appropriate due diligence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £180,000 base GDV, 75% refinance equates to £135,000. Against the guide plus known £1,800 documentation fee, this indicates £44,200 above that limited cost base; however, the figure excludes refurbishment, finance, tax and any seller fees. Because works costs and lending suitability for the non-standard construction are unknown, BRRR feasibility cannot be confirmed.

Buy-to-Let Analysis

BTL cannot be properly assessed because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The property is vacant and requires updating, while refurbishment, finance, tax and any seller charges remain unquantified. The base total cost of £90,800 comprises only the £89,000 guide and the known £1,800 documentation fee.

Flip Analysis

The completed-sale evidence supports a base GDV of £180,000 and a range of £168,000–£183,000. A reliable flip surplus cannot be calculated because refurbishment costs, selling costs, finance, tax and possible seller charges are not supplied. The non-standard construction and updating requirement add uncertainty to the resale assessment.

Investor Risks & Due Diligence

• Non-standard construction may affect the property's assessment and transaction due diligence.

• The property requires updating and the kitchen is not fitted, but the full scope and cost of works are unknown.

• No sufficiently specific rental evidence or auctioneer rent estimate is available.

• Heating and parking information require confirmation from the auction centre.

• Additional seller fees may be payable under the Special Conditions of Sale but are not supplied.

• The comparable sales do not confirm whether their condition, accommodation or construction matches the subject property.

Recommendation

Proceed only conditionally and subject to inspection of the non-standard construction, confirmation of works scope, financeability, heating, parking and the Special Conditions. Do not commit to a maximum bid until refurbishment and all completion costs are established.

Strategy Rating

Analysis Confidence

There are two relatively recent same-road completed sales and one older sale, but the comparables lack detail on condition, bedroom count and construction. Rental evidence, refurbishment costs, finance terms and possible seller charges are unavailable.