105 Lambert Street, Hull, East Yorkshire, HU5 2SH

Description

A three bedroom end terrace house in the Newland area of Hull requiring renovation throughout. A good-sized three bedroom end terrace property offering potential as a family home or investment opportunity. The accommodation requires improvement throughout, providing scope for refurbishment and modernisation.

Accommodation

Entrance, Living Room, Dining Room, Kitchen, Bathroom and Three Bedrooms. Ground Floor: Living Room - 10'1" x 14'9" (3.10m x 4.49m); Dining Room - 10'1" x 14'10" (3.10m x 4.54m); Kitchen - 8'11" x 9'10" (2.73m x 3.00m); Bathroom - 8'10" x 5'8" (2.71m x 1.73m). First Floor: Bedroom One - 10'2" x 14'8" (3.10m x 4.48m); Bedroom Two - 10'3" x 13'3" (3.13m x 4.06m); Bedroom Three - 8'11" x 9'10" (2.72m x 3.02m).

Location

Lambert Street is conveniently situated in the popular Newland area of Hull, close to Newland Avenue’s wide range of shops, cafés, restaurants and everyday amenities. A choice of primary and secondary schools is available nearby, together with convenient access to the University of Hull and Hull city centre. The area benefits from good transport links, including bus services and a rail station.

Tenure / Property Information

Investment Analysis

The five same-street freehold terraced sales range from £105,000 to £165,000, with an arithmetic mean of £143,400 and a median of £150,000. As the comparable property condition and specifications are not supplied, the mean is used as the base GDV estimate, with the observed sales range used for low and high scenarios. The subject requires renovation throughout, so the achievable resale value remains uncertain until the works scope is inspected.

Investment Snapshot

Strategy Recommendation

Proceed only subject to a detailed inspection, refurbishment quotation and confirmation of legal pack costs. The property may suit a refurbishment-led BTL or resale project, but the missing works budget prevents a supported maximum bid or firm strategy decision.

Works Required

Renovation and modernisation throughout, including review and improvement of the living room, dining room, kitchen, bathroom and three bedrooms. The exact works specification and cost are not supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the guide price, the known buyer premium and admin charge total £2,700 before any legal pack disbursements. A 75% refinance against the base GDV would be approximately £107,550, but total project cost cannot be calculated because no refurbishment allowance or legal disbursement figure is supplied. Cash left in and BRRR viability are therefore unconfirmed.

Buy-to-Let Analysis

The supplied advertised rental evidence ranges from £625 to £990 pcm, implying estimated gross yields of approximately 10.71% to 16.97% against the £70,000 guide price. A midpoint rent of £807.50 pcm is used for the annual rent and 13.84% guide-price yield estimate. These are generic advertised rents rather than achieved or property-specific rents, and refurbishment costs, finance, maintenance, voids, management and legal costs are unavailable, so a reliable net return cannot be established.

Flip Analysis

The base GDV estimate is £143,400, supported by the same-street sold evidence. However, refurbishment costs, selling costs and full acquisition costs are not sufficiently evidenced. A flip surplus and reliable margin cannot therefore be calculated. The observed sales range is £105,000 to £165,000, creating material valuation sensitivity.

Investor Risks & Due Diligence

• Renovation is required throughout, but no measured works schedule or cost estimate is supplied.

• Comparable sales have no supplied condition or specification details, so their applicability to the renovated subject is uncertain.

• Rental evidence consists of advertised asking rents and is not identified as directly comparable to this property.

• Buyer premium, admin charge and potentially payable legal pack disbursements increase acquisition cost.

• Occupancy information is not supplied.

• On-street parking may affect tenant or resale appeal, although no local parking evidence is provided.

Recommendation

Proceed only subject to a detailed inspection, refurbishment quotation and confirmation of legal pack costs. The property may suit a refurbishment-led BTL or resale project, but the missing works budget prevents a supported maximum bid or firm strategy decision.

Strategy Rating

Analysis Confidence

Same-street completed sales and indicative advertised rents are available, but the property condition is only broadly described, refurbishment costs are absent, rental evidence is not property-specific, and legal disbursements are variable or unknown.