11 Cloister Avenue, South Shields, Tyne And Wear, NE34 9AQ

Description

Spacious three-bedroom semi-detached property requiring refurbishment throughout, benefiting from two reception rooms, garage, driveway and gardens. An excellent opportunity for investors and buyers looking to add value.

Accommodation

Entrance hallway, spacious lounge with feature bay window and fireplace, separate dining room, kitchen and rear sun room providing access towards the garden. The first floor comprises three bedrooms, including two generously sized double bedrooms, a family bathroom and separate WC. The bedrooms benefit from built-in storage.

Location

Cloister Avenue is conveniently positioned within South Shields, offering access to a range of local shops, supermarkets, schools and everyday amenities. South Shields town centre, coastline and surrounding transport links are also within easy reach, with connections towards Sunderland, Newcastle and the wider North East.

Tenure / Property Information

Investment Analysis

Same-street completed sales range from £130,000 to £210,000, including £175,000 for 14 Cloister Avenue in 2022 and £210,000 for 13 Cloister Avenue in 2024. The comparables do not provide bedroom, condition or specification detail, so they support only a broad indicative GDV range. A cautious base GDV of £175,000 is used, with £135,000 low and £210,000 high scenarios. The subject requires refurbishment throughout and has an EPC rating of F, which creates valuation and cost uncertainty.

Investment Snapshot

Strategy Recommendation

Only consider with a strict, survey-led bid limit after reviewing the legal pack and obtaining refurbishment quotations. The evidence is presently insufficient to support a reliable BTL, BRRR or flip maximum bid; avoid relying on the £210,000 comparable without confirming condition and specification.

Works Required

Refurbishment throughout, subject to survey and contractor quotations. Review and improve the kitchen, bathroom, decoration, flooring and other visible accommodation as required, while assessing the EPC F rating and any associated improvement requirements. No specific defects or scope costs are evidenced.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A potential BRRR route is indicated by the refurbishment opportunity and the 75% base-GDV refinance figure of £131,250. However, refurbishment costs, total acquisition costs, achievable rent, mortgage assumptions and the property's condition are not evidenced, so cash left in and refinance viability cannot be calculated reliably.

Buy-to-Let Analysis

BTL appraisal cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Purchase costs, refurbishment costs and the additional auction charges are also not fully quantified. The £3,600 administration charge is known, but other possible legal, search, seller-cost reimbursement and transfer charges remain unspecified.

Flip Analysis

The same-street evidence suggests an indicative resale range of £135,000 to £210,000, with £175,000 used as the base GDV. A flip surplus cannot be calculated because refurbishment costs, purchase price selected, full auction costs and selling costs are not supplied. The EPC F rating and requirement for refurbishment throughout increase execution risk.

Investor Risks & Due Diligence

• Refurbishment is required throughout, but no scope or cost estimate is provided.

• EPC rating is F and the implications for improvement works are unknown.

• No sufficiently specific rental evidence is available, preventing a supported yield calculation.

• The comparables lack detailed bedroom, size and condition information and range from £130,000 to £210,000.

• The £3,600 administration charge is known, but other legal, search, seller-cost reimbursement and transfer charges may apply.

• Occupancy details are not supplied and should be verified before bidding.

• The legal pack and any special conditions may contain additional obligations or costs.

Recommendation

Only consider with a strict, survey-led bid limit after reviewing the legal pack and obtaining refurbishment quotations. The evidence is presently insufficient to support a reliable BTL, BRRR or flip maximum bid; avoid relying on the £210,000 comparable without confirming condition and specification.

Strategy Rating

Analysis Confidence

There are several relevant same-street completed sales and a stated freehold semi-detached specification, but no rental evidence, refurbishment budget, detailed comparable specifications, occupancy information or full auction-cost schedule.