11 Padfield Main Road, Hadfield, Glossop, Derbyshire SK13 1HA

Description

An excellent investment opportunity in Hadfield, Glossop. This is a two bedroom mid-terraced cottage with vacant possession. Approx. gross internal area: 72 sq.m / 773 sq.ft.

Accommodation

Lounge: 4.56m x 4.49m (15'0" x 14'9"); Kitchen Diner: 4.54m x 2.70m (14'11" x 8'10"); Bathroom: 1.88m x 2.76m (6'2" x 9'1"); Bedroom One: 3.70m x 3.50m (12'2" x 11'6"); Bedroom Two: 2.58m x 2.63m (8'6" x 8'8")

Location

Situated just off Woodhead Road (B6105), backing onto The Bottoms Reservoir. Manchester Road provides a direct route towards Manchester City Centre and the surrounding areas.

Tenure / Property Information

Investment Analysis

The guide is £195,000+. Evidence includes two 2021 sales on the same road at £135,000 and £220,000, plus an earlier £154,000 sale of the same identified property at number 21. The wide spread, age of the evidence and absence of condition, tenure and current comparable evidence prevent a reliable current GDV estimate. At the guide, the stated 4.8% buyer premium would be £9,360, before any other fees or works.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence alone. First verify tenure, legal-pack obligations, condition, current market value and achievable rent; proceed only if those checks support an acceptable margin.

Works Required

No specific defects or refurbishment requirements are stated. Obtain a full inspection and review the legal pack before budgeting for works; no works allowance is supportable from the evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed because current GDV, achievable rent, refurbishment cost and refinance value are unsupported. The dated same-road sales provide context but are too inconsistent to establish a reliable refinance basis.

Buy-to-Let Analysis

Vacant possession is stated, but no sufficiently specific rental comparable or auctioneer rent estimate is provided. Rent, yield and debt-service performance therefore cannot be established. The 4.8% buyer premium and any special-condition fees would further increase acquisition cost.

Flip Analysis

A flip surplus cannot be quantified. The available same-road sales range from £135,000 to £220,000 in 2021, with no evidence of the subject property's condition or current resale value. Selling costs and refurbishment costs are also unsupported.

Investor Risks & Due Diligence

• No sufficiently specific rental evidence, so rental income and yield cannot be established.

• Comparable sales are dated 2021 or earlier and range materially from £135,000 to £220,000.

• Property tenure is not stated.

• Condition and required works are not stated.

• EPC, council tax, parking and heating information are not provided.

• Additional fees may be listed in the Special Conditions of Sale.

• The 4.8% buyer premium applies subject to the stated minimum.

Recommendation

Do not bid on the current evidence alone. First verify tenure, legal-pack obligations, condition, current market value and achievable rent; proceed only if those checks support an acceptable margin.

Strategy Rating

Analysis Confidence

The property description, guide, vacant possession and buyer premium are supplied, but there is no tenure, EPC, condition assessment, current rental evidence, auctioneer rent estimate or current comparable evidence. The available sales are dated and materially varied.