13 King Street, Kingswood, Bristol

Description

A freehold mid terraced house with a large rear garden located on a quiet residential street. The property has been let for many years and is now vacant, with scope for basic updating. It has an existing rear extension housing the kitchen and utility room, with further potential for attic conversion subject to gaining the necessary consents. The rear garden includes a WWII bomb shelter offering additional storage.

Accommodation

914 sq ft arranged over two floors, comprising two reception rooms, a kitchen and utility in the rear extension, two bedrooms and a family bathroom. The rear garden includes a WWII bomb shelter offering additional storage.

Location

King Street is a popular residential location in Kingswood, a few miles east of Bristol city centre. The area has access to shops, restaurants, cultural attractions, regular bus services, the M4 and M5 motorways, parks and green spaces including Kingswood Park, schools, supermarkets and other amenities.

Tenure / Property Information

Investment Analysis

The five same-street freehold terraced comparables range from £187,000 to £361,000. The most recent sales were £272,000 in May 2026 and £298,000 in November 2025. Given the subject's 914 sq ft accommodation, vacant condition and stated scope for basic updating, a base GDV of £298,000 is used, with a broad evidence-based range of £272,000 to £361,000. The spread indicates meaningful uncertainty around condition, specification and comparability.

Investment Snapshot

Strategy Recommendation

Investigate as a conditional BTL or light-update project, subject to a survey, confirmed achievable rent and a fully costed works schedule. Do not rely on the attic potential or upper GDV range when setting a bid.

Works Required

Basic updating is supported by the description, but no detailed schedule or cost evidence is provided. A survey-led review should cover decoration, finishes, kitchen, utility room, bathroom, services and the existing rear extension. Any attic conversion would require the necessary consents and is excluded from the financial analysis. The bomb shelter is described only as additional storage.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At a £298,000 base GDV, 75% refinance is £223,500. However, refurbishment costs are not supplied and the full purchase cost also depends on the eventual auction price, so cash left in and equity cannot be calculated reliably. BRRR may be viable only if the purchase price, updating costs and refinance valuation are confirmed within lender criteria.

Buy-to-Let Analysis

Using the lower advertised Bristol rental evidence of £1,700 pcm gives indicative annual rent of £20,400 and a 12.0% gross yield against the £170,000 guide. The £1,895 pcm two-bedroom listing implies 13.4%. These are advertised asking rents, not achieved or property-specific rents, and exclude finance, management, maintenance, voids, tax and purchase costs. BTL requires rent validation and a survey before bidding.

Flip Analysis

The evidence supports a base resale value of £298,000, with comparable sales ranging from £272,000 to £361,000. A flip surplus cannot be calculated because no refurbishment budget, eventual purchase price or supported selling-cost allowance is available. The eight-week completion timetable increases the importance of having funding and due diligence ready before exchange.

Investor Risks & Due Diligence

• The sales comparables range widely from £187,000 to £361,000, creating uncertainty over the appropriate GDV.

• The property has been vacant after a long letting history and only basic updating is described; the actual condition and works cost are unknown.

• Rental evidence consists of advertised asking rents rather than achieved rents and is not specifically confirmed for this property.

• Any attic conversion is subject to obtaining the necessary consents and has not been included in the appraisal.

• The £1,800 buyer premium is payable on exchange, and completion is set for eight weeks or earlier subject to mutual consent.

• The eventual auction price is unknown, so total project cost and maximum bid cannot be calculated reliably.

Recommendation

Investigate as a conditional BTL or light-update project, subject to a survey, confirmed achievable rent and a fully costed works schedule. Do not rely on the attic potential or upper GDV range when setting a bid.

Strategy Rating

Analysis Confidence

There are several same-street completed sales and two advertised rental benchmarks, but the comparable values are widely dispersed, rental evidence is not property-specific, and no works cost, survey findings or achieved rent is supplied.