13 Cypress Grove, Lostock Hall, Preston

Description

Situated in a cul-de-sac off Linden Drive, close to the amenities available in Lostock Hall and travelling facilities including Lostock Hall Train Station. Walton Park is also nearby. A double fronted semi-detached house requiring modernisation.

Accommodation

Two floors comprising: Top Floor - Loft Room. First Floor - Bedroom (One), Bedroom (Two), Bedroom (Three), Bedroom (Four), Bedroom (Five), Bathroom/WC. Ground Floor - Entrance Hall, Reception Room (One), Reception Room (Two), Dining Room, Kitchen.

Location

Situated in a cul-de-sac off Linden Drive, close to the amenities available in Lostock Hall and travelling facilities including Lostock Hall Train Station. Walton Park is also nearby.

Tenure / Property Information

Investment Analysis

Recent same-street completed sales range from £207,500 to £262,000. The four 2025-2026 sales average approximately £236,113. A base GDV of £235,000 is used, without adjustment because the comparables' accommodation and condition are not supplied. The property is described as requiring modernisation, but the extent and cost of works are unknown.

Investment Snapshot

Strategy Recommendation

Proceed only after reviewing the legal pack, obtaining a survey and pricing the modernisation works. Do not set a maximum bid from the available evidence alone; the investment case currently depends on unknown refurbishment costs and resale condition.

Works Required

Modernisation of the house as identified in the description. The evidence does not specify individual defects, finishes, services or structural issues, so no detailed scope or cost allowance can be supported.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £235,000 base GDV, a 75% refinance is approximately £176,250. BRRR cash requirements and cash left in cannot be calculated because refurbishment and total project costs are unsupported. The £1,500 buyer premium should be included in any eventual cost model.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is provided. The £1,500 buyer premium is known, but refurbishment, finance, operating and other completion costs are not.

Flip Analysis

Same-street completed sales support a broad GDV range of £207,500 to £262,000, with a base of £235,000. A flip surplus cannot be calculated because the modernisation cost, selling allowance and complete purchase costs are not evidenced.

Investor Risks & Due Diligence

• The property requires modernisation, but the extent and cost of works are unknown.

• Comparable sale condition, size and specification are not supplied, limiting GDV precision.

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

• The seller may charge additional completion fees under the special conditions, but no amount is provided.

• The £1,500 buyer premium is known, while other potential purchase, finance and selling costs are not quantified.

Recommendation

Proceed only after reviewing the legal pack, obtaining a survey and pricing the modernisation works. Do not set a maximum bid from the available evidence alone; the investment case currently depends on unknown refurbishment costs and resale condition.

Strategy Rating

Analysis Confidence

There are four relevant recent same-street completed sales and clear tenure, occupancy and accommodation information, but no floor areas, comparable condition details, rental evidence or quantified refurbishment scope.