12 Brockhurst Walk, Wigan, Lancashire

Description

Vacant leasehold self-contained ground floor flat with a reception room, bedroom, kitchen, bathroom with WC and storage room. GIA approximately 44 sq m (474 sq ft).

Accommodation

Ground floor: reception room, bedroom, kitchen, bathroom with WC, storage room.

Location

The property is located on the west side of St Clements Court. The shops and amenities of Wigan city centre are located to the north east. Wigan rail station is approximately 1.3 miles north west. The A49 is easily accessed to the south. Parsons Meadow is to the north.

Tenure / Property Information

Investment Analysis

The only completed sale supplied is 36 Brockhurst Walk at £37,000 in October 2016. This is an old comparable and no current comparable evidence or formal valuation is provided. The £35,000+ guide is an auction guide, not market value evidence; therefore a supported current GDV cannot be established.

Investment Snapshot

Strategy Recommendation

Do not underwrite a BTL, BRRR or flip strategy from the supplied evidence alone. Obtain the legal pack, lease details, viewing information, current flat comparables, achievable rental evidence and all auction charges before bidding.

Works Required

No physical defects or refurbishment requirements are evidenced. Allow only for inspection, compliance checks and any works identified after viewing and review of the legal pack; no works budget can be supported from the supplied evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR analysis cannot be completed reliably because there is no supported current GDV, refurbishment budget, property-specific rent, lease information or complete acquisition-cost schedule. The lease and special conditions require review before considering refinance viability.

Buy-to-Let Analysis

The supplied £750 pcm figure is an advertised asking rent for a one-bedroom house in Wigan, not an achieved rent or a directly comparable flat rental. A property-specific rent and reliable BTL yield therefore cannot be established. Buyer premium, administration charges, lease costs and other fees are also unknown.

Flip Analysis

A flip surplus cannot be calculated. The only supplied sale is £37,000 from 2016, while current resale value, works, selling costs and acquisition charges are unsupported. The £35,000+ guide should not be treated as a resale valuation.

Investor Risks & Due Diligence

• Lease terms and any lease-related costs are unknown and require legal-pack review.

• Buyer premium, administration charges and other seller or third-party fees are unspecified.

• The only completed comparable is dated October 2016 and may not represent current value.

• The rental evidence is an advertised asking rent for a one-bedroom house rather than this flat, so achieved rent and yield are unverified.

• Condition, heating, council tax and parking information are not supplied.

• The property is vacant, so no passing rent is evidenced.

Recommendation

Do not underwrite a BTL, BRRR or flip strategy from the supplied evidence alone. Obtain the legal pack, lease details, viewing information, current flat comparables, achievable rental evidence and all auction charges before bidding.

Strategy Rating

Analysis Confidence

Evidence is limited to an auction guide, one dated 2016 comparable, a non-identical advertised rental listing and incomplete lease and fee information.