13 West Street, Knighton

Description

Semi detached house over three floors in need of refurbishment. Located in the market town of Knighton in Mid Wales, close to the England/Wales border and Offa's Dyke. Within walking distance of the town centre, with off-road parking and gardens. The property requires refurbishment throughout.

Accommodation

Ground floor: entrance hall, living room (3.55m x 2.97m), cloaks WC and kitchen (3.59m x 3.40m). Lower ground floor: room/cellar (6.04m x 3.1m, limited headroom) with access to the rear garden. First floor: bedroom 1 (3.55m x 3.32m), bedroom 2 (3.06m x 3.45m), study room and bathroom (2m x 1.9m). The study room is too small for a bedroom.

Location

Market town of Knighton in Mid Wales, close to the England/Wales border and Offa's Dyke. The property is within walking distance of the town centre. The town has excellent amenities and a train station with links to major towns and cities.

Tenure / Property Information

Investment Analysis

The latest supplied comparable is 15 West Street, a semi-detached freehold property sold for £154,000 in August 2017. The other same-street evidence is older and ranges from £77,500 to £191,500. The £154,000 figure is an indicative, historic GDV reference only; no current comparable or condition-adjusted valuation is supplied.

Investment Snapshot

Strategy Recommendation

Only consider as a refurbishment project after a survey, current valuation and detailed works schedule confirm that the margin supports the purchase price and all costs. Do not rely on the historic GDV or proceed on a BTL basis without rental evidence.

Works Required

Refurbishment throughout as described, subject to a full survey and contractor quotations. The evidence supports reviewing the kitchen, bathroom, decoration, flooring, services and general condition, but does not establish specific defects or costs. The lower-ground room has limited headroom and should not be assumed to provide additional habitable accommodation.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the indicative £154,000 GDV reference, 75% refinance would be approximately £115,500. However, refurbishment costs, finance costs and total acquisition costs are unavailable, so cash recycling and equity requirements cannot be assessed. The 2017 comparable is historic and should not be treated as a current valuation.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Refurbishment costs and total project cost are also unknown. The EPC is D and council tax is Band B.

Flip Analysis

A potential resale margin cannot be calculated reliably because no refurbishment budget, selling allowance or current market evidence is supplied. The £154,000 GDV reference is based on a same-street sale from 2017 and requires current validation.

Investor Risks & Due Diligence

• The property requires refurbishment throughout, but no works budget or condition survey is supplied.

• The lower-ground room has limited headroom and should not be assumed to be a bedroom or fully habitable space.

• The indicative GDV relies primarily on a 2017 same-street sale and may not represent current value.

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

• Buyer premium, administration charges and potentially further search, seller, legal and transfer fees reduce the project margin.

• The administration charge is subject to a £2,100 minimum, and additional auction costs may apply.

Recommendation

Only consider as a refurbishment project after a survey, current valuation and detailed works schedule confirm that the margin supports the purchase price and all costs. Do not rely on the historic GDV or proceed on a BTL basis without rental evidence.

Strategy Rating

Analysis Confidence

The property description, tenure, guide and historic same-street sales are supplied, but there is no current comparable evidence, rental evidence, refurbishment budget, condition survey or complete fee schedule.