121 Havelock Road, Derby, Derbyshire, DE23 8TN

Description

Vacant freehold mid terrace house by order of a Housing Association. The vendor will not accept offers prior to auction.

Accommodation

Ground floor: two reception rooms and kitchen. First floor: two bedrooms and bathroom. Rear garden. GIA approximately 58.90 sq m (634 sq ft).

Location

Situated on the south side of Havelock Road. The shops and amenities of Normanton Road are to the north east. Peartree train station is approximately 0.7 mile to the south east. A5111 is to the south west. Normanton Park is to the west.

Tenure / Property Information

Investment Analysis

Same-road HM Land Registry comparables range from £105,000 to £141,500. The three most recent sales were £130,000, £137,000 and £141,500, averaging approximately £136,167. Given the subject's matching terrace form and postcode but unknown condition, a cautious evidence-based GDV range is £130,000–£141,500, with £137,000 as the base estimate. This is an estimate, not a formal valuation.

Investment Snapshot

Strategy Recommendation

Conditional acquisition only after inspection, legal review and confirmation of buyer and seller charges. The evidence currently supports a potential value-add or resale opportunity, but not a reliable BTL or flip commitment.

Works Required

No specific defects or required works are evidenced. Obtain a full inspection and budget only for verified repairs, statutory compliance, redecoration or updating identified during due diligence; no refurbishment allowance 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

Using the £137,000 base GDV, 75% refinance is approximately £102,750. Against the £90,000 guide this indicates a £12,750 gross margin before works, finance, taxes and other costs, but total project cost cannot be calculated because refurbishment and buyer costs are unknown. Refinance feasibility therefore remains unconfirmed.

Buy-to-Let Analysis

BTL appraisal cannot be established because no sufficiently specific rental evidence, auctioneer rent estimate, EPC, council tax or operating-cost information is supplied. At the £90,000 guide, the property has no supported rent-based yield calculation.

Flip Analysis

The evidence supports a base resale value of approximately £137,000, with a £130,000–£141,500 range. A flip surplus cannot be calculated because refurbishment costs, acquisition charges, finance costs and selling costs are not supplied. The apparent spread over the £90,000 guide should not be treated as profit.

Investor Risks & Due Diligence

• Unknown internal condition and refurbishment requirement.

• No rental evidence or auctioneer rent estimate, preventing a supported BTL yield assessment.

• Buyer premium, administration charges and other possible fees are unspecified.

• Completed comparables show a broad £105,000–£141,500 range.

• Finance, tax and selling costs are unavailable, so project profit and cash requirements cannot be confirmed.

• The property is vacant and being sold by auction, with no pre-auction offers accepted.

Recommendation

Conditional acquisition only after inspection, legal review and confirmation of buyer and seller charges. The evidence currently supports a potential value-add or resale opportunity, but not a reliable BTL or flip commitment.

Strategy Rating

Analysis Confidence

There are several recent same-road completed sales and a stated guide price, but condition, rent, EPC, fees, works and operating costs are unavailable.