110 Clough Hall Road, Kidsgrove, Stoke-On-Trent, Staffordshire, ST7 1AW

Description

For sale by auction, this three-bedroom semi-detached property on Clough Hall Road, Kidsgrove presents an opportunity for buyers looking for a project with scope for improvement and potential to add value. Externally, the property benefits from front and rear gardens. With plenty of scope for modernisation and improvement, this property is suited to investors, developers or owner-occupiers looking for a home they can personalise and enhance. An excellent auction opportunity with clear potential to add value. Early viewing is highly recommended.

Accommodation

Entrance hallway with stairs, W/C, good sized reception room, kitchen, utility room, dining room leading to the rear garden. To the first floor landing, three good sized bedrooms and family bathroom.

Location

Kidsgrove, Stoke-On-Trent, Staffordshire.

Tenure / Property Information

Investment Analysis

The supplied completed sales are same-road, semi-detached freehold comparables ranging from £181,000 to £285,000. A scenario range of £181,000–£285,000 is evidence-supported, with £220,000 used as a cautious base scenario. Comparability is limited because floor area, internal condition, specification and the subject property's exact differences are not supplied. The £285,000 sale is the most recent comparable but should not be treated as a direct valuation of the subject.

Investment Snapshot

Strategy Recommendation

Proceed only subject to inspection, legal due diligence and a fully costed refurbishment schedule. The opportunity appears more suitable for a project-led value-add strategy than a pre-committed BTL, as rent evidence is absent and the final purchase price is unknown.

Works Required

Modernisation and improvement throughout, as indicated by the auction description. No specific defects, room-by-room requirements or costed scope are supplied, so a refurbishment allowance cannot be quantified.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £19,000 guide, the known buyer premium and admin charge total £3,700, before any bid premium, refurbishment, legal, disbursement or finance costs. A 75% refinance of the £220,000 base GDV scenario is £165,000, but cash left in cannot be calculated without a supported works budget and total acquisition cost. Actual refinance would also depend on lender valuation and criteria.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. The £1,900 buyer premium and £1,800 admin charge are known transaction costs, but refurbishment, finance, legal, disbursement and operating costs are not quantified.

Flip Analysis

The evidence indicates substantial apparent value potential against the £19,000 guide, but a reliable flip surplus cannot be calculated. Refurbishment costs, resale costs, legal costs, finance costs, disbursements and the eventual purchase price are unsupported. The comparable range should therefore be treated as scenarios rather than a guaranteed resale value.

Investor Risks & Due Diligence

• The guide price is not the guaranteed purchase price and competitive bidding may increase the acquisition cost.

• The property is described as requiring modernisation, but the extent and cost of works are unknown.

• No sufficiently specific rental evidence is supplied, preventing a reliable BTL yield assessment.

• The comparable sales differ in date and may differ in size, condition and specification; the subject property's exact comparability is unconfirmed.

• Buyer premium, admin charge and potentially payable disbursements, legal, search, transfer and sellers' costs reduce returns.

• A 75% GDV refinance is an assumption for analysis and is not guaranteed by a lender.

Recommendation

Proceed only subject to inspection, legal due diligence and a fully costed refurbishment schedule. The opportunity appears more suitable for a project-led value-add strategy than a pre-committed BTL, as rent evidence is absent and the final purchase price is unknown.

Strategy Rating

Analysis Confidence

Same-road completed sales and the guide price are supplied, but there is no internal condition survey, floor area, rental evidence, costed works schedule, parking/heating detail or confirmed purchase price.