10 Upper Grosvenor Road, Handsworth, Birmingham, West Midlands, B20 3RY

Description

An attractive bay fronted mid-terraced house, of part-rendered brick construction surmounted by a pitched tile-clad roof, set back from the road behind a walled fore garden, and providing generous and well-laid out accommodation with three good sized bedrooms, but requiring complete refurbishment and repair throughout. The property provides significant potential to extend the existing accommodation including conversion of the loft space and prior to bidding all interested parties should discuss any proposals regarding the property with the local planning department at Birmingham City Council. Upper Grosvenor Road forms part of an established and popular residential area located close to the on the border of Handsworth Wood and leads directly off Wellington Road (A4040) within approx. half a mile from Birchfield Road (A34) which provides direct access to the City Centre.

Accommodation

Ground Floor: Reception Hall, Lounge: 3.91m plus Bay Window x 3.77m, Rear Reception Room: 4.36m x 3.0 9m, Dining Room: 3.20m x 2.63m, Kitchen: 3.64m x 1.83m First Floor: Stairs and Gallery Landing, Bedroom One: 3.91m plus Bay Window x 3.86m, Bedroom Two: 4.31m x 4.30m, Bedroom Three: 3.32m x 2.59m (max), Bathroom: 2.54m x 2.12m with bath, pedestal wash basin and wc.

Location

10 Upper Grosvenor Road, Handsworth, Birmingham, West Midlands, B20 3RY. The Cottons particulars describe the property as being within an established local residential/commercial area with access to nearby shops, amenities and transport links.

Key Investment Considerations

• Guide Price: £140,000+

• Tenure: Freehold

• Condition: Refurbishment required

• Preferred strategy: Refurbishment & Resale / BRRR

Investment Analysis

Investment Snapshot

Strategy Recommendation

Preferred strategy: Refurbishment & Resale / BRRR. This is based on the Cottons property description, current condition, tenure and the guide price. It should be tested against the legal pack, inspection, finance and local market evidence before bidding.

Works Required

• Complete internal refurbishment

• Kitchen and bathroom replacement

• Heating/electrical works

• Roof/loft feasibility assessment

• External and garden repairs

HB initial works allowance: £35,000–£55,000. This is an investment-feasibility allowance, not a contractor quotation.

Rental & Market Context

No current rent is stated in the Cottons particulars. For initial appraisal only, HB estimates market rent at approximately £1,100–£1,300 per month (£13,200–£15,600 per annum). This is an indicative market assumption, not an auctioneer-stated figure, and should be checked against current local lettings before bidding.

GDV / Resale Analysis

HB's indicative post-works / stabilised value range is £240,000–£280,000. This is an appraisal estimate only, not a RICS valuation. Confirm the figure using recent genuinely comparable sold evidence, adjusting for property type, condition, tenure, floor area, plot and any planning potential.

Properties Sold Within Approx. 5 Miles

Specific sold transactions are not contained in the supplied Cottons scrape, so no unverified addresses or sold prices have been inserted. Before bidding, verify recent Land Registry sales for closely comparable properties in the same postcode and surrounding area.

Potential BRRR Position

Using a middle-case appraisal of £140,000 purchase plus approximately £45,000 works gives an indicative project cost of about £185,000 before SDLT, legal, finance and auction charges. At the midpoint HB indicative value of £260,000, a purely illustrative 75% refinance would be about £195,000. That would leave approximately £0 of purchase/works capital in the project before acquisition and finance costs. Lender valuation and rental stress testing will determine the actual refinance position.

Flip Analysis

A midpoint resale appraisal of £260,000 less the £140,000 guide and midpoint works allowance of £45,000 gives an indicative gross spread of about £75,000 before SDLT, auction fees, legal costs, finance, utilities, insurance, holding costs, selling fees and contingency. This gross spread is not profit and should only be used as an initial feasibility check.

Investor Risks & Due Diligence

• Review the full Cottons legal pack, title and special conditions before bidding

• Confirm buyer's premium / administration charges and completion timetable

• Obtain an appropriate structural or condition survey

• Verify refurbishment quotations and contingency before setting a maximum bid

• Verify current local rental evidence and recent sold comparables

• Confirm lender requirements, valuation assumptions and exit finance

• Verify planning permissions, conditions, building regulations, access and services

Recommendation

Initial recommendation: Refurbishment & Resale / BRRR. The guide price may offer scope for value creation, but the investment case should only proceed if the legal pack, condition, rental evidence, finance and exit value all support the proposed maximum bid.

Strategy Rating

BRRR: ★★★★☆ | Buy-to-Let: ★★★★☆ | Flip: ★★★☆☆