104 India Road, Gloucester

Description

A two-bedroom property situated in Gloucester. The accommodation comprises an open plan living/dining room, kitchen, two bedrooms and a bathroom.

Accommodation

Living/Dining Room: 12'7 x 10'11; Kitchen: 7'8 x 6'7; Bathroom: 7'8 x 5'7; Bedroom One: 12'7 x 10'11; Bedroom Two: TBC

Location

Situated in Gloucester

Tenure / Property Information

Tenure	Freehold
Occupancy	Tenanted; current tenant paying £850pcm
EPC	Current Rating C69

Investment Analysis

Recent same-road terraced sales range from £175,000 to £200,000, supporting a base GDV estimate of £180,000. Older sales at £105,000-£108,000 indicate material market or property-condition variation. The subject’s condition is not evidenced, so valuation confidence is limited.

Investment Snapshot

Guide Price	£100,000 (plus fees)
HB Estimated GDV	£180,000
Estimated Monthly Rent	£850 – £1,000 pcm
Estimated Annual Rent	£10,200 pa
Gross Yield on Guide	10.2%
Gross Yield on Project Cost	10%

Strategy Recommendation

Prioritise a buy-to-let or BRRR approach, subject to satisfactory legal-pack review, tenant checks and inspection. Do not rely on the upper GDV or £1,000 rent without verification.

Works Required

No specific refurbishment works are evidenced. Verify condition, compliance and tenant-related matters before bidding; no works allowance is included in the calculations.

Rental & Market Context

HB Estimated Market Rent

£850 – £1,000 pcm

2 Bedroom houses to rent in Gloucester - Zoopla — 2 bed — — Advertised asking rent	£1,000 pcm
2 bed terraced house to rent Gloucester Road, Carlisle CA2 — 2 bed — — Advertised asking rent	£750 pcm

Sold Comparables

The following completed sales were identified within approximately 5 miles:

84, India Road, Gloucester, Gloucester, Gl1 4dl 2025-05-19 · Terraced · Freehold	£200,000
59, India Road, Gloucester, Gloucester, Gl1 4dl 2025-03-07 · Terraced · Freehold	£175,000
84, India Road, Gloucester, Gloucester, Gl1 4dl 2024-09-11 · Terraced · Freehold	£108,000
84, India Road, Gloucester, Gloucester, Gl1 4dl 2024-06-04 · Terraced · Freehold	£105,000
51, India Road, Gloucester, Gloucester, Gl1 4dl 2023-04-28 · Terraced · Freehold	£180,000

Potential BRRR Position

Base Project Cost	£102,400
Base GDV	£180,000
75% Refinance	£135,000
Indicative Cash Left In	£-32,600
Equity Before Finance / Tax	£77,600

Using a £180,000 base GDV and no unsupported works allowance, total known cost is £102,400. A 75% GDV refinance is £135,000, implying an indicative £32,600 surplus over known costs before finance, tax and other costs. Actual refinance depends on lender valuation, tenancy and underwriting.

Buy-to-Let Analysis

The property is tenanted at £850pcm, producing £10,200 annually and a 10.2% gross yield on the £100,000 guide, or approximately 9.96% including the stated £2,400 buyer and admin charges. A Gloucester two-bedroom asking rent of £1,000pcm suggests possible upside, but this is not an achieved rent. Operating costs, arrears and legal-pack disbursements are unknown.

Flip Analysis

The evidence supports a base GDV of £180,000, with a £175,000-£200,000 range. A reliable flip surplus cannot be calculated because refurbishment costs, selling costs and any required works are not evidenced.

Investor Risks & Due Diligence

• Current tenant and tenancy details require verification.

• Special-condition disbursements and other legal-pack costs are unknown.

• Comparable sale prices vary materially from £105,000 to £200,000.

• The £1,000pcm figure is an advertised asking rent rather than an achieved rent.

• Property condition and refurbishment requirements are not evidenced.

• Bedroom Two dimensions are not supplied.

Recommendation

Prioritise a buy-to-let or BRRR approach, subject to satisfactory legal-pack review, tenant checks and inspection. Do not rely on the upper GDV or £1,000 rent without verification.

Strategy Rating

HB Rating

★★★★☆

Analysis Confidence

Confidence

Medium

Current rent, tenure, fees and several same-road sales are supplied, but condition, legal-pack costs, Bedroom Two dimensions, operating expenses and achieved rental evidence are incomplete.