135 Shelley Road, Ashton-on-Ribble, Preston

Description

A Terrace House requiring modernisation with accommodation arranged on Two Floors comprising: First Floor: Bedroom (Two), Bedroom (Three), Bedroom (Four), Bathroom/WC. Ground Floor: Entrance Hall, Living Room, Dining Room, Kitchen, Bedroom (One), WC. Garden at Rear.

Accommodation

First Floor: Bedroom (Two), Bedroom (Three), Bedroom (Four), Bathroom/WC. Ground Floor: Entrance Hall, Living Room, Dining Room, Kitchen, Bedroom (One), WC. Garden at Rear.

Location

Situated on Shelley Road, close to the amenities available in Preston City Centre and travelling facilities including Preston Train Station. Haslam Park and Ashton Park are also nearby.

Tenure / Property Information

Investment Analysis

The supplied completed sales on Shelley Road range from £85,000 to £168,000 for freehold terraced or nearby comparable property. The subject is a four-bedroom terrace requiring modernisation, but the comparables do not provide condition, specification or bedroom-detail adjustments. A base GDV of £135,000 is used as an indicative estimate, with a low scenario of £85,000 and high scenario of £168,000. This is not a formal valuation.

Investment Snapshot

Strategy Recommendation

Treat as a conditional refurbishment opportunity only. Obtain a full inspection, detailed works quotation, rental evidence and special conditions before setting a bid limit; do not bid solely against the headline GDV spread.

Works Required

Modernisation is required, but the evidence does not specify individual defects or scope. Allowance would need to cover only confirmed works following inspection, including any required updating of the accommodation, kitchen, bathroom/WC and general finishes.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the indicative £135,000 base GDV, 75% refinance is £101,250. However, refurbishment cost, rent and full acquisition/project costs are unsupported, so cash required, refinance surplus and BRRR viability cannot be established. The property would require inspection and a detailed works schedule before bidding.

Buy-to-Let Analysis

BTL yield cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. The property is vacant and requires modernisation. The £30,000 guide plus the stated £1,500 buyer premium would be £31,500 before any refurbishment, finance, conveyancing or seller charges, but the total investment cost cannot be calculated without a supported works allowance.

Flip Analysis

The indicative comparable-based base GDV is £135,000, with supplied evidence ranging from £85,000 to £168,000. A flip surplus cannot be calculated because refurbishment costs and a supported selling allowance are unavailable. The apparent guide-to-GDV spread should not be relied upon without confirming condition and all purchase, works and disposal costs.

Investor Risks & Due Diligence

• The property is explicitly described as requiring modernisation, but the extent and cost of works are unknown.

• No sufficiently specific rental comparable or auctioneer rent estimate is available, so rental yield cannot be assessed.

• The comparable sales vary materially from £85,000 to £168,000 and lack condition and specification detail.

• The seller may charge additional completion fees under the special conditions, but the amount is not supplied.

• The property is vacant, so there is no supported passing rent or existing tenancy income.

Recommendation

Treat as a conditional refurbishment opportunity only. Obtain a full inspection, detailed works quotation, rental evidence and special conditions before setting a bid limit; do not bid solely against the headline GDV spread.

Strategy Rating

Analysis Confidence

Completed local sales and the guide price are supplied, but there is no quantified refurbishment scope, specific rental evidence, project-cost information or confirmation of any seller charges.