12 Packwood Road, Sheldon, Birmingham, B26 2TD

Description

A vacant freehold end terraced property standing back from the road behind a foregarden. The property benefits from having double glazing however, it is in need of modernisation.

Accommodation

Ground Floor: Hall, Two Reception Rooms, Inner Hall, Kitchen. First Floor: Landing, Three Bedrooms, Bathroom, WC. Outside: Gardens.

Location

Sheldon, Birmingham

Tenure / Property Information

Investment Analysis

The strongest supplied evidence is the same-road completed sale at £152,500 in July 2020 and £151,000 in October 2017. These are older transactions and relate to other terraced houses, so they provide only an indicative range. A base GDV of £152,000 is used, with low and high scenarios of £151,000 and £152,500 respectively. The property’s stated need for modernisation and EPC F may affect its achievable resale value, but no condition schedule or current comparable evidence is supplied.

Investment Snapshot

Strategy Recommendation

Treat as a potential refurbishment-led BTL or BRRR opportunity only after inspecting the property and reviewing the legal pack, EPC implications, refurbishment scope and all additional costs. Do not rely on the guide-to-GDV spread to set a bid without a verified works budget.

Works Required

Modernisation of the property as required by its condition, with particular attention to the EPC F rating. The evidence does not provide sufficient detail to specify or cost individual repair items.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the indicative £152,000 base GDV, a 75% refinance is approximately £114,000. The £2,700 known administration charge would take a guide-price purchase to £52,700 before refurbishment, taxes and other costs, but the refurbishment budget and additional special-condition costs are unknown. Cash left in and BRRR viability therefore cannot be reliably calculated.

Buy-to-Let Analysis

Supplied advertised asking rents range from £1,150 to £1,325 pcm; the midpoint is approximately £1,257 pcm, or £15,080 annually. Against the £50,000 guide, this indicates a gross yield range of 27.6% to 31.8%, before works, finance, tax, voids, management and other costs. A yield on the completed total cost cannot be established because refurbishment costs are unavailable. Asking rents are not achieved rents.

Flip Analysis

The indicative resale range is £151,000 to £152,500 based on the supplied older same-road sales. No refurbishment cost, selling-cost allowance or complete acquisition-cost figure is supplied, so a reliable flip surplus and maximum bid cannot be calculated. The guide-to-GDV spread is not sufficient on its own to establish profitability.

Investor Risks & Due Diligence

• The property is vacant and stated to need modernisation.

• The EPC is rated F, with no upgrade scope or cost supplied.

• The comparable sales are dated 2017 and 2020 and concern other properties.

• Rental figures are advertised asking rents rather than achieved or passing rents.

• Additional legal-pack costs are unknown and may be payable on completion.

• Refurbishment, tax, finance, void, management and resale costs are not supplied.

Recommendation

Treat as a potential refurbishment-led BTL or BRRR opportunity only after inspecting the property and reviewing the legal pack, EPC implications, refurbishment scope and all additional costs. Do not rely on the guide-to-GDV spread to set a bid without a verified works budget.

Strategy Rating

Analysis Confidence

The evidence includes a clear tenure, occupancy, accommodation, guide price, administration charge, same-road sales and rental asking prices, but lacks a detailed condition survey, refurbishment costs, current comparable sales, achieved rents, legal-pack costs and selling costs.