13 Nutfield Road, Leicester, Leicestershire

Description

A three-bedroom mid-terrace house in a popular location. In need of modernisation. A good-sized mid-terrace house with an entrance hall, two reception rooms, a kitchen, and a ground-floor shower room. Three bedrooms on the first floor. Enclosed rear yard with useful outbuildings. Being sold, freehold with vacant possession. In need of general modernisation.

Accommodation

Ground floor: entrance hall, lounge 2.72m x 3.50m, sitting room 3.69m x 3.41m, kitchen 2.33m x 3.29m, shower room 1.30m x 2.36m. First floor: bedroom 1 4.20m x 3.50m, bedroom 2 3.22m x 3.44m, bedroom 3 2.47m x 3.57m. Outside: enclosed yard with outbuildings.

Location

Popular location.

Tenure / Property Information

Investment Analysis

Five same-road freehold terraced comparables sold for £155,000–£187,000, with a median of £165,000. Bedroom count and condition are not supplied for the comparables, so this is an indicative evidence range only. A base GDV of £165,000 is used.

Investment Snapshot

Strategy Recommendation

Proceed only after inspection and legal-pack review establish the modernisation scope, additional charges and maximum all-in budget. Do not rely on BTL or BRRR returns until rent evidence is obtained.

Works Required

General modernisation as described, with the precise scope and cost to be confirmed by inspection and the legal pack. No specific defects or refurbishment costs are evidenced.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At a £165,000 base GDV, indicative 75% refinance proceeds are £123,750. The strategy cannot be fully assessed because rent, refurbishment cost and total project cost are unavailable.

Buy-to-Let Analysis

BTL yield cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is provided. Refurbishment costs and total acquisition costs are also unknown.

Flip Analysis

The guide is £125,000 plus the known £1,800 administration charge, before other possible legal-pack charges and refurbishment. Comparable sales indicate potential gross value around £155,000–£187,000, but flip surplus cannot be calculated without works and selling-cost evidence.

Investor Risks & Due Diligence

• General modernisation requirements are not costed.

• Comparable property condition and bedroom details are unavailable.

• No reliable rental evidence is provided.

• Special Conditions of Sale may create additional purchaser charges.

• Legal pack, lease information and disbursements require review.

Recommendation

Proceed only after inspection and legal-pack review establish the modernisation scope, additional charges and maximum all-in budget. Do not rely on BTL or BRRR returns until rent evidence is obtained.

Strategy Rating

Analysis Confidence

Five relevant same-road sold comparables and the guide price are supplied, but comparable condition/bedroom details, rental evidence, refurbishment costs and special-condition charges are missing.