104 Wesley Avenue, Aston, Sheffield, South Yorkshire

Description

The property is located on the south side of Wesley Avenue. There is a range of shops and amenities around Aughton, with a wider range to the west in Sheffield City Centre and Meadowhall Shopping Centre to the north. Sheffield Railway Station (EMR Services) is approximately 7.5 miles west. The M1 is easily accessed to the south. Burgoyne Park is within walking distance.

Accommodation

Ground floor: reception room, kitchen. First floor: three bedrooms, bathroom with WC. GIA (Source: EPC) approximately 83 sqm (893 sqft). Garden.

Location

The property is located on the south side of Wesley Avenue. There is a range of shops and amenities around Aughton, with a wider range to the west in Sheffield City Centre and Meadowhall Shopping Centre to the north. Sheffield Railway Station (EMR Services) is approximately 7.5 miles west. The M1 is easily accessed to the south. Burgoyne Park is within walking distance.

Tenure / Property Information

Investment Analysis

The strongest evidence is the completed sale of the apparently comparable 110 Wesley Avenue at £67,000 in September 2024. Earlier Wesley Avenue sales were £40,000–£50,500 in 2014–2015. The £75,000 guide is £8,000 above the latest supplied comparable and is not supported by a formal valuation. A base GDV of £67,000 is therefore used, subject to survey and condition verification.

Investment Snapshot

Strategy Recommendation

Do not bid at the £75,000 guide without a survey and stronger valuation evidence. The latest comparable suggests the guide is already above market evidence; proceed only at a materially lower price with verified condition, costs and achievable rent.

Works Required

No specific refurbishment works are evidenced. Obtain a full survey and confirm the condition of the kitchen, bathroom, finishes, services, roof, windows, external areas and garden before budgeting works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £75,000 guide, the purchase price already exceeds the latest supplied comparable sale. A 75% refinance against the £67,000 base GDV would provide approximately £50,250. Because refurbishment costs, buyer costs and the achieved refinance valuation are unknown, the cash requirement and BRRR viability cannot be reliably calculated.

Buy-to-Let Analysis

Advertised rental evidence is £900–£925 pcm, equivalent to £10,800–£11,100 annually. Gross yield against the £75,000 guide is approximately 14.4%–14.8%, before finance, refurbishment, maintenance, voids, management, insurance and tax. The rents are asking rents rather than achieved rents, and total-cost yield cannot be established because works and fees are unsupported.

Flip Analysis

Using the latest £67,000 completed sale as base GDV, the property would be bought above that evidence at the £75,000 guide before any works, fees or selling costs. No supported flip surplus can therefore be established, and the evidence indicates negative margin before project costs.

Investor Risks & Due Diligence

• The £75,000 guide is above the latest supplied same-street sale at £67,000.

• No property condition or refurbishment-cost evidence is supplied.

• Buyer, administration, seller and other auction charges are unspecified.

• Rental figures are advertised asking rents, not achieved or passing rents.

• The base GDV relies primarily on one recent comparable sale.

• Parking, heating and council-tax information are not supplied.

Recommendation

Do not bid at the £75,000 guide without a survey and stronger valuation evidence. The latest comparable suggests the guide is already above market evidence; proceed only at a materially lower price with verified condition, costs and achievable rent.

Strategy Rating

Analysis Confidence

There is one recent same-street completed sale and three rental asking-rent examples, but no condition report, works budget, buyer fees, achieved rent, formal valuation or comparable size details for the sold property.