13 Joseph Street, Barrowford, Nelson, Lancashire BB9 8PD

Description

Vacant two bed mid terrace house. Briefly comprising: Ground Floor: Lounge, Kitchen. First Floor: Landing with loft access, Main Bedroom, Bedroom 2, Bathroom. Property is 55m² (as taken from EPC). Externally, to the rear of the property there is a yard.

Accommodation

Ground Floor: Lounge, Kitchen. First Floor: Landing with loft access, Main Bedroom, Bedroom 2, Bathroom.

Location

Well located for amenities in Barrowford including local shops, restaurants, and a Booths supermarket. Good access to the motorway network and Nelson train station.

Tenure / Property Information

Investment Analysis

The supplied sold evidence indicates a value range of approximately £95,000–£110,000 before considering condition or transaction costs: 5 Joseph Street sold for £99,950 in August 2021 and 15 Joseph Street for £109,950 in October 2019. The subject itself sold for £71,000 in August 2015. A base GDV estimate of £100,000 is used, but the comparables are dated and no condition, specification or size details are provided for them, so this is not a formal valuation. The £78,000 guide is below the supplied comparable prices, but the purchase would also be subject to a minimum £3,600 administration charge, possible disbursements and other legal-pack costs.

Investment Snapshot

Strategy Recommendation

Proceed only after inspection and legal-pack review, with verified works, rental evidence and all auction costs. The guide appears below the supplied comparable sales, but the current evidence is insufficient to set a safe bid or confirm a viable BTL, BRRR or flip strategy.

Works Required

No specific repair or refurbishment works are evidenced. An inspection and review of the legal pack are required before estimating works; only the described existing accommodation and rear yard can be relied upon.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A 75% refinance against the £100,000 base GDV would indicate £75,000 gross refinancing capacity. BRRR viability cannot be established because refurbishment costs, rent, finance costs and total acquisition costs are unsupported. The refinance figure should not be treated as guaranteed lending.

Buy-to-Let Analysis

BTL yield cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The property is vacant, and works, legal-pack costs and total acquisition cost are also unknown. At the £78,000 guide, the stated 2.75% administration charge would be below the £3,600 minimum, so £3,600 applies before any other disbursements or fees.

Flip Analysis

The supplied evidence supports an indicative base GDV of £100,000, with a £95,000–£110,000 evidence range. A flip surplus cannot be calculated because no refurbishment allowance or supported selling-cost allowance is available, and additional auction/legal costs may apply.

Investor Risks & Due Diligence

• Property condition and required works are not evidenced.

• No sufficiently specific rental evidence is available, preventing yield analysis.

• Minimum £3,600 administration charge applies at the £78,000 guide, with possible additional disbursements and legal-pack costs.

• The comparable sales are dated and may not reflect current market value.

• Leasehold legal terms and any additional obligations or costs require legal-pack verification.

Recommendation

Proceed only after inspection and legal-pack review, with verified works, rental evidence and all auction costs. The guide appears below the supplied comparable sales, but the current evidence is insufficient to set a safe bid or confirm a viable BTL, BRRR or flip strategy.

Strategy Rating

Analysis Confidence

Several same-street completed sales support a broad GDV indication, but the evidence lacks current comparables, property condition, refurbishment costs, achievable rent, selling costs and full legal-pack charges.