10 School Street, Great Houghton, Barnsley, South Yorkshire, S72 0AE

Description

An excellent opportunity to acquire this two-bedroom stone-built terraced property, situated in the popular residential village of Great Houghton, Barnsley. Offered to the market with vacant possession, the property presents an attractive opportunity for investors, developers and owner-occupiers looking for a home to modernise and add value. The accommodation is arranged over two floors and briefly comprises a spacious lounge with feature media wall, a fitted kitchen with a range of wall and base units and useful understairs storage. To the first floor are two bedrooms and a family bathroom fitted with a three-piece suite. Externally, the property benefits from an attractive stone frontage and an enclosed paved area to the rear. The property would benefit from a programme of refurbishment and cosmetic improvements throughout. Conveniently positioned for access to local amenities, schools and transport links, with Barnsley, Doncaster and surrounding areas within easy reach.

Accommodation

Accommodation arranged over two floors comprising a spacious lounge with feature media wall, fitted kitchen with a range of wall and base units and useful understairs storage, two first-floor bedrooms, and a family bathroom fitted with a three-piece suite. Externally, there is an attractive stone frontage and an enclosed paved area to the rear.

Location

Situated in the popular residential village of Great Houghton, Barnsley, with convenient access to local amenities, schools and transport links. Barnsley, Doncaster and surrounding areas are within easy reach.

Tenure / Property Information

Investment Analysis

The supplied completed sales on School Street range from £120,000 to £160,000 for freehold terraced properties, with the most recent sale at £160,000 in November 2025 and another at £130,000 in October 2024. The comparables do not state bedroom count, condition or specification, so the indicated GDV range is necessarily broad. A base GDV of £130,000 is supported by the directly comparable £130,000 sale, with £120,000 as a cautious low scenario and £160,000 as an upper evidence point. The property is described as requiring refurbishment and cosmetic improvements, but no quantified works evidence is supplied.

Investment Snapshot

Strategy Recommendation

Treat as a conditional refurbishment-led resale or BRRR opportunity only after confirming condition, refurbishment costs, achievable rent and legal auction costs. Do not rely on the upper GDV scenario without stronger comparable evidence.

Works Required

Refurbishment and cosmetic improvements throughout, subject to inspection. The supplied description supports reviewing and potentially updating the lounge/media wall, fitted kitchen, two bedrooms, bathroom and general finishes. No structural, mechanical or building-service defects are evidenced.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A potential BRRR route exists because the property is freehold, vacant and below the supplied local sales evidence at the guide range. However, refurbishment cost, purchase price, finance costs, rent and refinance valuation are not supplied. At the base GDV, 75% refinance is estimated at £97,500, but cash left in cannot be calculated without total project cost.

Buy-to-Let Analysis

BTL analysis cannot be completed reliably because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. The vacant possession status may allow letting after works, but achievable rent and operating costs remain unverified.

Flip Analysis

A refurbishment-led resale could be viable if acquired near the lower guide range and completed economically. The base GDV is estimated at £130,000, but no supported refurbishment allowance, acquisition total or selling-cost allowance is available, so flip surplus and a maximum bid cannot be established.

Investor Risks & Due Diligence

• Refurbishment scope and cost are unquantified.

• Comparable sales do not confirm matching bedroom count, condition or specification.

• No sufficiently specific rental evidence is available.

• Additional auction costs may include search fees, seller-cost reimbursement, legal fees, transfer fees, buyer premium and disbursements, but amounts are not supplied.

• The £3,600 administration charge is payable on the fall of the virtual gavel and must be allowed for in any bid appraisal.

• The upper £160,000 GDV scenario may not be achievable if the subject property differs materially from the comparable properties.

Recommendation

Treat as a conditional refurbishment-led resale or BRRR opportunity only after confirming condition, refurbishment costs, achievable rent and legal auction costs. Do not rely on the upper GDV scenario without stronger comparable evidence.

Strategy Rating

Analysis Confidence

There are several same-street HM Land Registry completed sales and clear property, tenure and occupancy information, but the comparables lack bedroom and condition detail and there is no rental, refurbishment-cost or full-fee evidence.