101 Main Street, Humberstone, Leicester

Description

A substantial detached property standing on a corner plot in a highly desirable location. The house benefits from gas central heating and double glazing throughout but requires a scheme of modernisation and upgrading throughout. Offering - Hallway, Cloaks/w.c. 3 Reception Rooms, Dining Kitchen and Utility Room. Galleried Landing, 4 Bedrooms, 2 En-Suites and Family Bathroom. Outside offers gardens to front and side. Rear garden in need of cultivation, driveway and single detached garage. A highly desirable location with good range of amenities and excellent transport links. Freehold and vacant possession.

Accommodation

Ground Floor: Hall, Cloakroom, Lounge, Sitting Room, Family Room, Dining Kitchen, Utility. First Floor: Galleried Landing, Bedroom One with Ensuite, Bedroom Two with Ensuite, Bedroom Three, Bedroom Four, Family Bathroom. Outside: Corner plot, gardens to front, side and rear, driveway and detached garage.

Location

A highly desirable location with a good range of amenities and excellent transport links.

Tenure / Property Information

Investment Analysis

Same-street completed sales provide a range from £350,000 in March 2025 to £410,000 in August 2024. The property is described as a substantial four-bedroom detached house, but requires modernisation and upgrading throughout. A base GDV of £380,000 is used as the midpoint of the two most relevant recent same-street comparables. This remains indicative because floor area, detailed condition and specification are not supplied.

Investment Snapshot

Strategy Recommendation

Proceed only after detailed inspection, refurbishment costing and review of the Special Conditions of Sale. At the guide, the purchase price is close to the supported market-value range, leaving no evidenced margin for the required modernisation. The property is more suitable for an owner-occupier or value-led refurbishment purchase than an evidenced BTL or BRRR strategy.

Works Required

Modernisation and upgrading throughout, supported by the description. The rear garden may require cultivation. No specific building defects, fixtures, finishes or services requiring replacement are evidenced, so no detailed works scope or cost can be established.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A 75% refinance against the indicative £380,000 base GDV would be £285,000. Total acquisition and refurbishment cost cannot be calculated because no works allowance, finance costs or possible special-condition fees are supplied. BRRR viability is therefore unproven.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is provided. The property is vacant and requires modernisation, so achievable rent and rental yield remain unquantified.

Flip Analysis

The indicative base GDV is £380,000, supported by same-street completed sales of £350,000 and £410,000. A flip surplus cannot be calculated because refurbishment costs and selling costs are unsupported. The £365,000 guide plus the £1,500 buyer premium is already £366,500 before works and other costs.

Investor Risks & Due Diligence

• The property requires modernisation and upgrading throughout, but the scope and cost of works are not supplied.

• The guide price plus the £1,500 buyer premium is close to the range of recent same-street completed sales before refurbishment and other costs.

• No sufficiently specific rental evidence is available, preventing reliable BTL yield analysis.

• Additional fees may be listed in the Special Conditions of Sale and are not quantified.

• No EPC or council tax information is supplied.

Recommendation

Proceed only after detailed inspection, refurbishment costing and review of the Special Conditions of Sale. At the guide, the purchase price is close to the supported market-value range, leaving no evidenced margin for the required modernisation. The property is more suitable for an owner-occupier or value-led refurbishment purchase than an evidenced BTL or BRRR strategy.

Strategy Rating

Analysis Confidence

Recent same-street HM Land Registry comparables and the guide price are supplied, but there is no floor area, EPC, council tax, rental evidence, detailed condition schedule, refurbishment budget or selling-cost allowance.