11 Wellington Grove, Doncaster, South Yorkshire

Description

Vacant freehold mid terrace house situated in a well-established and popular residential area with excellent transport links. GIA approximately 85.29 sq m (916 sq ft).

Accommodation

Ground floor: reception room, dining room and kitchen. First floor: two bedrooms and bathroom with WC.

Location

The property is situated on the west side of Wellington Grove. The shops and amenities of Bentley are to the north east. Bentley rail station (Northern) is approximately 0.3 miles to the north west. The A1(M) is to the west. Cusworth Hall Museum and Park is nearby.

Tenure / Property Information

Investment Analysis

The supplied completed sales on Wellington Grove range from £110,000 to £122,500, with the three latest sales at £120,000, £122,500 and £120,000. A base GDV of £120,000 is therefore used, with a low scenario of £110,000 and a high scenario of £122,500. The comparables do not provide bedroom counts, condition or specification, so this remains an estimate rather than a formal valuation. The £65,000 guide implies substantial headline equity against the base GDV, but refurbishment, transaction costs and resale costs are not evidenced.

Investment Snapshot

Strategy Recommendation

Potential value-led resale or BRRR purchase subject to survey, achievable auction price and full costings. Do not rely on a BTL strategy until local rent evidence is obtained.

Works Required

No specific defects or required works are identified in the supplied evidence. Obtain a full inspection and budget any works only after assessing the kitchen, bathroom, decoration, services, roof, windows and compliance items.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £65,000 guide, 75% of the £120,000 base GDV is £90,000. However, total project cost cannot be calculated because refurbishment costs and buyer or administrative charges are not supplied. Refinance viability therefore depends on inspection findings, actual purchase price, finance costs and lender valuation.

Buy-to-Let Analysis

BTL analysis cannot be completed because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. The vacant status means there is no passing rent to assess.

Flip Analysis

The supplied sales support an estimated base resale value of £120,000, with evidence-supported scenarios of £110,000 to £122,500. A reliable flip surplus cannot be calculated because refurbishment, acquisition, finance and selling costs are not supplied.

Investor Risks & Due Diligence

• The comparable sales do not state bedroom count, condition or specification, so their applicability to this two-bedroom, 916 sq ft property is uncertain.

• No inspection evidence or refurbishment budget is supplied.

• No rental evidence is available, preventing a supported BTL yield assessment.

• Buyer premium, administration charges and other possible seller or third-party fees are not supplied.

• The guide price is not the final auction purchase price and may be exceeded.

Recommendation

Potential value-led resale or BRRR purchase subject to survey, achievable auction price and full costings. Do not rely on a BTL strategy until local rent evidence is obtained.

Strategy Rating

Analysis Confidence

Recent completed sales on the same street provide useful GDV evidence, but bedroom mix, condition, rent, refurbishment costs, buyer charges and selling costs are unavailable.