11 Loxdale Sidings, Bilston, WV14 0TN

Description

A one bedroom flat situated in purpose built block.

Accommodation

Ground Floor: Communal Entrance. First Floor: Hall, Reception Room, Bedroom, Kitchen, Bathroom/WC. Outside: Communal Grounds.

Location

Bilston

Tenure / Property Information

Investment Analysis

Same-development completed sales range from £70,000 to £88,000 for the 2026 and 2025 evidence, with a higher £125,000 2023 sale. The exact property sold for £70,000 on 11 June 2026, making it the strongest reference, although the current ten-year tenancy and unavailable lease details may affect value. A cautious base GDV of £80,000 is used, with an evidence-led range of £70,000–£88,000.

Investment Snapshot

Strategy Recommendation

Potentially attractive leveraged hold or BRRR at the guide, but proceed only after confirming the existing lease, actual rent, break clauses, service charges, arrears, possession position and all special-condition costs. Do not rely on the headline yield without tenancy evidence.

Works Required

No condition defects or refurbishment requirements are supplied. No refurbishment allowance is therefore included. Review the legal pack, tenancy, lease, service charges and any communal works obligations before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £9,000 guide plus the £2,700 administration charge, known acquisition cost is £11,700 before any undisclosed special-condition costs, taxes, finance or works. A 75% refinance against the £80,000 base GDV is £60,000, implying £48,300 cash surplus before finance and tax if that valuation and lending basis are achieved. Tenancy, leasehold and lender acceptability require verification.

Buy-to-Let Analysis

Using the £800 pcm advertised asking-rent evidence, annual gross rent is estimated at £9,600 and the gross yield is 106.67% on the £9,000 guide, or 82.05% on the £11,700 guide plus known administration charge. The £371 pcm listing demonstrates material rental uncertainty. These are indicative asking-rent yields only, not passing rent; the current tenancy rent and lease terms must be confirmed.

Flip Analysis

The £80,000 base GDV implies £68,300 before selling costs, finance, tax, undisclosed auction costs and refurbishment. A formal flip surplus cannot be established because no supported selling-cost allowance or refurbishment cost is provided. The current tenancy may also restrict vacant possession and resale strategy.

Maximum Bid Indicator

This is an HB screening estimate based on the supplied evidence and HB assumptions. It is not a formal valuation or instruction to bid.

Investor Risks & Due Diligence

• The property is subject to a ten-year lease commencing 27 March 2025 and expiring 26 March 2035; full terms are unavailable.

• Current passing rent, arrears, tenant obligations and possession position are not supplied.

• Rental evidence ranges materially from £371 pcm to £800 pcm and comprises advertised asking rents.

• Leasehold service charges, ground rent, remaining lease term and communal repair liabilities are not supplied.

• Additional special-condition costs may be payable beyond the stated £2,700 administration charge.

• Stamp duty and/or government taxes are excluded from the calculations.

• Comparable prices range from £70,000 to £125,000, creating valuation uncertainty.

Recommendation

Potentially attractive leveraged hold or BRRR at the guide, but proceed only after confirming the existing lease, actual rent, break clauses, service charges, arrears, possession position and all special-condition costs. Do not rely on the headline yield without tenancy evidence.

Strategy Rating

Analysis Confidence

There is useful same-development sales and rental listing evidence, but the current passing rent, full lease, service charges, property condition and additional completion costs are unavailable. Rental figures are advertised asking rents rather than achieved or confirmed passing rent.