13 Thorndyke Close, Beeston, Nottingham

Description

A spacious, three bedroom, mid town house situated at the head of a quiet cul-de-sac. The property offers gas central heating with Worcester combi boiler and uPVC double glazing but requires general modernisation. Well placed for an excellent range of amenities within Beeston and good transport links with bus, tram and train stops and the motorway network close by. Potential to convert the upstairs into four bedrooms and scope for parking to the front and extension to rear, subject to consents. Freehold and Vacant Possession. 6 WEEK COMPLETION.

Accommodation

Reception Hallway with radiator and stairs off. Lounge/Diner - 6.10m x 3.17m, with radiator and windows to front and rear aspects. Kitchen - 3.74m x 2.51m, with base and wall units, sink, work surfaces, understairs cupboard, pantry, window to rear and door to garden. Utility/Study - 2.48m x 1.97m, with store cupboard. Lobby with door to front. Landing with loft access. Bedroom One - 6.11m x 2.78m, with radiators and windows to front and rear aspect. Bedroom Two - 3.16m x 2.80m, with radiator and window to rear. Bedroom Three - 3.21m x 2.04m, with radiators and window to rear aspect. Bathroom comprising wash hand basin, panel bath with shower over, radiator and window to rear. Separate W.C. with low flush w.c. and window to rear. Outside: good size frontage with scope for driveway, subject to consents; large rear garden with patio, lawn, greenhouse, shed and fruit trees.

Location

Well placed for an excellent range of amenities within Beeston and good transport links with bus, tram and train stops and the motorway network close by.

Tenure / Property Information

Investment Analysis

The strongest evidence is the completed sale of 23 Thorndyke Close at £230,000 in December 2025, with earlier same-street sales ranging from £178,000 to £230,000. The subject requires general modernisation, but the comparable properties' condition is not supplied. A base GDV of £230,000 is therefore used as an evidence-led estimate, without unsupported low/high scenarios. The guide represents approximately 60.9% of this base GDV before works, buyer premium and other costs.

Investment Snapshot

Strategy Recommendation

Proceed only after inspecting the property, obtaining a detailed modernisation quotation and reviewing the Special Conditions of Sale. The evidence currently supports conditional refurbishment and resale investigation rather than an unconditional bid.

Works Required

General modernisation as required by the description. The precise scope and cost are not evidenced. Investigate the potential front parking, upstairs bedroom conversion and rear extension separately, all subject to the necessary consents.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £140,000 guide, the 1.2% buyer premium would be £1,680, before any refurbishment, legal, finance, tax or special-condition costs. A 75% refinance against the £230,000 base GDV would be £172,500. The project cannot be assessed reliably because refurbishment costs and total acquisition costs are unavailable.

Buy-to-Let Analysis

BTL appraisal cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. The vacant possession status may allow letting after works, but achievable rent, operating costs and finance costs remain unsupported.

Flip Analysis

The latest same-street completed sale supports a potential resale benchmark of £230,000, but the subject requires general modernisation and no works budget or selling allowance is supplied. A reliable flip surplus and maximum purchase price cannot therefore be calculated.

Investor Risks & Due Diligence

• General modernisation requirements are described but not quantified.

• No sufficiently specific rental evidence is available, preventing a supported BTL yield calculation.

• Potential parking, bedroom conversion and rear extension are subject to consents and are not underwritten in the valuation.

• Additional fees may be included in the Special Conditions of Sale.

• Six-week completion creates a short funding and conveyancing timetable.

• Comparable sale condition and specifications are not supplied.

Recommendation

Proceed only after inspecting the property, obtaining a detailed modernisation quotation and reviewing the Special Conditions of Sale. The evidence currently supports conditional refurbishment and resale investigation rather than an unconditional bid.

Strategy Rating

Analysis Confidence

There is useful same-street completed-sale evidence and a stated guide price, but no EPC, council tax, rental evidence, refurbishment quotation, condition survey, selling allowance or full auction cost schedule.