11 Faverdale Avenue, Acklam, Middlesbrough TS5 8RT

Description

TWO BEDROOM SEMI DETACHED BUNGALOW IN A CUL-DE-SACE LOCATION. Tucked away in a popular Acklam cul-de-sac, this two bedroom semi-detached bungalow comprises, in brief, lounge, kitchen, hallway, two bedrooms and a bathroom. Externally, the property has a smart front aspect with wrought iron gates opening onto a long driveway, providing ample off-street parking and leading to a detached garage. To the rear is a fence-enclosed garden with a paved area. The property benefits from uPVC double glazing and gas central heating via a combi boiler. A shale test has been carried out on this property and has come back with Cleveland Shale.

Accommodation

Hallway; Kitchen - 1.89m x 3.26m; Lounge - 3.67m x 4.88m; Bedroom - 2.78m x 3.99m; Bedroom - 2.77m x 3.15m; Bathroom/WC.

Location

Popular Acklam cul-de-sac, located off Hesleden Avenue and Trimdon Avenue. Trimdon Avenue shops, medical centre and a bus service into Middlesbrough are nearby. Access to green belts and outdoor spots is available.

Tenure / Property Information

Investment Analysis

Recent same-street sales are £160,000–£170,000, including two £170,000 sales. Older sales at £96,000–£100,000 create valuation uncertainty. Base GDV is estimated at £170,000, with a conservative £160,000 scenario.

Investment Snapshot

Strategy Recommendation

Potentially suitable for BTL at the guide, subject to legal-pack review, condition inspection, achievable rent confirmation and shale-related due diligence. Avoid assuming the full GDV until the valuation gap is explained.

Works Required

No specific refurbishment works are evidenced. Confirm condition, services, boiler, garage, garden and any legal-pack requirements before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At a £170,000 base GDV, 75% refinancing equates to £127,500. The apparent capital margin is attractive, but refurbishment costs, finance costs, taxes and additional auction disbursements are not evidenced, so cash-left-in cannot be calculated reliably.

Buy-to-Let Analysis

At the advertised £825 pcm rent, annual rent is £9,900 and gross yield on the £100,000 guide is 9.9%, before buyer premium, admin charges, other fees, finance, maintenance and voids. The rent is an asking rent, not achieved evidence.

Flip Analysis

A £170,000 resale scenario indicates a substantial gross spread against the £100,000 guide, but no refurbishment budget, selling allowance, finance cost or complete fee schedule is supplied. A reliable flip surplus cannot therefore be established.

Investor Risks & Due Diligence

• Cleveland Shale is confirmed by the supplied shale test and may affect lending, insurance, valuation and resale.

• Older same-street sales are materially below the recent £160,000–£170,000 evidence.

• Buyer premium, admin charge and potentially significant legal-pack disbursements apply.

• The £825 pcm figure is an advertised asking rent, not achieved rent.

• No condition survey, refurbishment budget, council tax or full special-conditions costs are supplied.

Recommendation

Potentially suitable for BTL at the guide, subject to legal-pack review, condition inspection, achievable rent confirmation and shale-related due diligence. Avoid assuming the full GDV until the valuation gap is explained.

Strategy Rating

Analysis Confidence

Good same-street sales and rental evidence are available, but condition, actual achieved rent, refurbishment costs, full auction disbursements and the reason for older lower sales are unclear.