133 Cottesmore Road, Leicester

Description

A three bedroom, end terraced, house in a highly desirable location. The property is well placed in a popular location close to Humberstone Road, Green Lane Road and East Park Road. There is a great range of local amenities including shops, schooling and places of worship. The house requires full upgrading and repair with structural movement to the rear. Well proportioned accommodation comprising lounge, dining room, kitchen, shower room, three bedrooms and garden to rear. Offered freehold and with vacant possession.

Accommodation

Ground Floor: Lounge - 3.57m x 3.40m; Dining Room - 3.40m x 3.72m; Kitchen - 3.40m x 1.90m; Rear Lobby; Shower Room and Toilet. First Floor: Landing; Bedroom One - 3.80m x 3.55m; Bedroom Two - 2.94m x 3.70m; Bedroom Three - 3.65m x 1.90m. Outside: Garden to rear.

Location

Highly desirable and popular location close to Humberstone Road, Green Lane Road and East Park Road, with local amenities including shops, schooling and places of worship.

Tenure / Property Information

Investment Analysis

Same-road completed sales range from £161,500 to £260,000. The most recent supplied comparable, 129 Cottesmore Road, sold for £215,000 on 21 June 2024. Because the subject requires full upgrading and repair and has reported structural movement to the rear, the evidence supports a broad post-works GDV range rather than a precise valuation. Low £161,500, base £215,000 and high £235,000 are used, based solely on the supplied same-road sales; the condition of those comparables is not provided.

Investment Snapshot

Strategy Recommendation

Do not bid on the available evidence alone. Proceed only after a structural survey, defined repair scope and priced refurbishment schedule demonstrate acceptable downside protection against the guide price and buyer premium.

Works Required

Obtain a structural assessment of the reported rear movement and complete any professionally specified remediation. Carry out the full upgrading and repair stated by the auctioneer. The evidence does not provide sufficient scope or pricing for a refurbishment allowance.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £118,000 guide, the buyer premium is £6,000 because the 4.8% calculation is below the stated £6,000 minimum, before any other costs or works. A 75% refinance against the £215,000 base GDV would be £161,250, but cash left in cannot be calculated without a supported works budget and complete project costs.

Buy-to-Let Analysis

BTL appraisal cannot be established because no sufficiently specific rental comparable, auctioneer rent estimate, refurbishment cost or full project cost is supplied. The property is vacant and requires full upgrading and repair, with reported structural movement creating material initial-cost uncertainty.

Flip Analysis

The supplied evidence indicates potential resale value around the same-road completed-sale range, with a base GDV of £215,000. A flip surplus cannot be calculated because refurbishment costs, finance costs, selling costs and the scope of structural remediation are not supplied.

Investor Risks & Due Diligence

• Reported structural movement to the rear may require specialist investigation and remediation.

• The property requires full upgrading and repair, but no works scope or cost estimate is supplied.

• No sufficiently specific rental evidence is available, so rental yield cannot be established.

• The 4.8% buyer premium is subject to a £6,000 minimum, with possible additional Special Conditions fees.

• The comparable sales differ in date and their condition is not provided, creating uncertainty around the appropriate GDV.

Recommendation

Do not bid on the available evidence alone. Proceed only after a structural survey, defined repair scope and priced refurbishment schedule demonstrate acceptable downside protection against the guide price and buyer premium.

Strategy Rating

Analysis Confidence

There are several completed same-road sales and clear tenure, occupancy and accommodation details, but no structural report, refurbishment quotations, rental evidence, EPC, operating costs or complete fee schedule.