135 Cotswold Road, Windmill Hill, Bristol

Description

A freehold period terraced house occupying an elevated position in Windmill Hill. The property is approached via steps in the front garden and has accommodation of 929 sq ft arranged over two floors, comprising a double reception space, kitchen diner, two bedrooms and a large bathroom. To the rear is an enclosed south-facing terraced garden. Sold with vacant possession. The property was previously let and requires cosmetic updating.

Accommodation

929 sq ft arranged over two floors comprising a double reception space, kitchen diner at the rear, two bedrooms and a large bathroom. The large bathroom could potentially be used as another bedroom, subject to necessary consents. Similar properties have attic conversions creating a third bedroom, subject to necessary consents.

Location

Cotswold Road lies within the popular suburb of Windmill Hill, moments from Victoria Park. North Street is within a short distance and offers bars, pubs, cafes and independent retailers. Bristol City Centre and the Harbourside district are within a mile. Regular public transport links run from Bedminster to the Cabot Circus shopping complex, approximately two miles away. The M32 and Bristol International Airport are also accessible by car.

Tenure / Property Information

Investment Analysis

The closest same-road completed sale is 137 Cotswold Road at £414,000 in October 2022, with other same-road sales ranging from £408,748 to £455,000. A further £360,000–£550,000 range exists for 129 Cotswold Road, indicating material variation and limited comparability. Base GDV is estimated at £414,000, with low and high scenarios anchored to the most relevant supplied comparables. The £1,800 including VAT buyer premium is payable in addition to the purchase price. Comparable evidence is historic and no formal valuation or refurbishment costing is supplied.

Investment Snapshot

Strategy Recommendation

Consider only as a conditional BTL or light-refurbishment purchase after confirming the final price, obtaining a detailed works budget and validating achievable rent. Do not rely on the potential extra bedroom or attic conversion without consent confirmation.

Works Required

Cosmetic updating is required, but the evidence does not quantify the works. The bathroom could potentially be reconfigured as another bedroom and an attic conversion may be possible, both subject to necessary consents; neither has been included in the financial assumptions.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £414,000 base GDV, 75% refinance is £310,500. However, total acquisition and refurbishment cost cannot be calculated because no works allowance or final purchase price is supplied. Consequently, cash left in and equity created cannot be reliably determined.

Buy-to-Let Analysis

Using the auctioneer’s estimated rent range of £1,750–£1,850 pcm, annual rent is approximately £21,000–£22,200. Against the £275,000 guide, the gross yield range is approximately 7.64%–8.07%, with a midpoint indication of 7.85%. This is based on an estimate rather than achieved or externally supported rent, and the yield after works, finance, tax and operating costs cannot be established.

Flip Analysis

The supplied comparable evidence indicates a base GDV of £414,000, but refurbishment costs, final auction price, selling costs and finance costs are not available. A reliable net flip surplus therefore cannot be calculated. The guide plus the £1,800 buyer premium is already £276,800 before works and other costs.

Investor Risks & Due Diligence

• The guide is £275,000 plus an £1,800 including VAT buyer premium, but the final auction price is unknown.

• The property requires cosmetic updating, but no refurbishment cost evidence is supplied.

• The rent range is an auctioneer estimate with no sufficiently specific external rental comparable.

• Potential use of the large bathroom as a bedroom and any attic conversion are subject to necessary consents.

• The comparable sales are from 2021–2023 and show a wide price range, limiting valuation certainty.

• No reliable maximum bid, total project cost or net flip surplus can be established.

Recommendation

Consider only as a conditional BTL or light-refurbishment purchase after confirming the final price, obtaining a detailed works budget and validating achievable rent. Do not rely on the potential extra bedroom or attic conversion without consent confirmation.

Strategy Rating

Analysis Confidence

Same-road sold evidence and an auctioneer rent estimate are available, but the sales are historic, rental evidence is not independently supported, and refurbishment, resale and total project costs are unquantified.