12-14 Hallwell Street, Burnley, Lancashire BB10 3AH

Description

A generously proportioned three bedroom end-terrace property with courtyard garden overlooking Bank Hall Park. The property requires refurbishment and benefits from a two-storey outbuilding, which could be converted to provide additional living accommodation or a separate dwelling, subject to obtaining the necessary consents. The property presents an opportunity for investors, developers, or owner-occupiers seeking a renovation project, buy-to-let investment, or a spacious home with scope to improve.

Accommodation

Basement: Cellar/Storage. Ground Floor: Entrance Hall, Living Room, Dining Room, Kitchen. First Floor: Bedroom, Bedroom, Bedroom, Bathroom, Store.

Location

Conveniently located in a well-established residential area of Burnley, less than 1 mile from the town centre, Burnley Central station and within easy reach of the M65 motorway.

Tenure / Property Information

Investment Analysis

The supplied completed sales on Hallwell Street range from £39,999 to £65,000, with the two latest sales at £65,000 and £61,500. These are leasehold terraced comparables and the subject's tenure, condition differences and outbuilding value are not evidenced. The £170,000+ guide is therefore materially above the supplied comparable evidence. A cautious evidence-based GDV range is £57,000–£65,000, with £61,500 used as the base scenario; this is not a formal valuation.

Investment Snapshot

Strategy Recommendation

Do not bid at or near the £170,000 guide on the supplied evidence. Only reconsider after verifying tenure, condition, lawful outbuilding potential, full special conditions and a detailed refurbishment budget; any bid would need to be materially below the guide and supported by further valuation evidence.

Works Required

Refurbishment of the existing three-bedroom accommodation, including the kitchen, bathroom, internal finishes and any required general repair identified during inspection. The two-storey outbuilding could be considered for additional accommodation or a separate dwelling, but only subject to the necessary consents. No quantified works scope or cost is supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £61,500 base GDV scenario, 75% refinance would be approximately £46,125. A BRRR assessment cannot be completed because refurbishment costs, rent, finance costs and total project costs are unavailable. At the £170,000 guide, the acquisition price alone substantially exceeds the evidence-based GDV.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The guide price is substantially above the supplied local completed-sale evidence, before refurbishment and the 3.6% buyer premium, which is £6,120 at the £170,000 guide.

Flip Analysis

A flip does not appear supported by the supplied evidence. The £170,000 guide is approximately £105,000 above the £65,000 highest supplied comparable, before refurbishment, the buyer premium and selling costs. A reliable flip surplus cannot be calculated because works and selling allowances are unavailable.

Investor Risks & Due Diligence

• The £170,000+ guide is materially above the supplied completed-sale range of £39,999–£65,000.

• The subject's tenure and lease terms are not supplied, while all listed comparables are leasehold.

• Refurbishment scope and cost are unquantified.

• Conversion of the two-storey outbuilding requires the necessary consents and is not confirmed.

• No sufficiently specific rental evidence is available, so BTL yield cannot be established.

• Additional fees may apply under the Special Conditions of Sale.

• No EPC, heating, parking or occupancy information is supplied.

Recommendation

Do not bid at or near the £170,000 guide on the supplied evidence. Only reconsider after verifying tenure, condition, lawful outbuilding potential, full special conditions and a detailed refurbishment budget; any bid would need to be materially below the guide and supported by further valuation evidence.

Strategy Rating

Analysis Confidence

There are several same-street completed sales, including two recent transactions, but the subject's tenure, condition, rent, refurbishment cost, EPC, occupancy and outbuilding consents are not evidenced.