14 Curzon Street, Gainsborough DN21 2PB

Description

A wonderful opportunity to acquire this traditionally constructed, bay fronted, semi detached family house, with the benefit of UPVC double glazing throughout, including recently fitted front and rear doors, gas central heating with boiler (with warranty remaining). The property would prove ideal for both investors and owner occupier. Both EICR and Gas Safe Certification still valid and up to date, along with hard wired smoke alarms.

Accommodation

Upvc door to: Lounge: 14'9 x 12'1 into bay, with Upvc double glazed bay window to the front elevation, feature fireplace and radiator. Inner hall with understairs store cupboard. Dining room: 12'4 x 12'1, with concealed staircase to the 1st floor, Upvc double glazed window to the rear and radiator. Kitchen: 9'4 x 6'11, with range of modern style units to the base and high level and Upvc double glazed window to the side. Rear inner hall with Upvc double glazed door to the side. Bathroom: 8'6 x 6'9, with 3 piece white suite comprising low level W.C., pedestal wash hand basin and twin grip panel bath with overhead shower, Upvc double glazed window to the side and radiator. Landing. Bedroom 1: 12'2 x 12'1, with store cupboard, Upvc double glazed window to the front and radiator. Bedroom 2: 12'5 x 9'2, with Upvc double glazed window to the rear and radiator. Bedroom 3: 7'0 x 6'5, with Upvc double glazed window to the side elevation and radiator. Separate W.C. with low level W.C. and wash hand basin. Outside: enclosed courtyard to the rear of the property.

Location

The property is situated on Curzon Street, Gainsborough, a popular and central area of the town, well positioned for access to a wide range of facilities and amenities, including a number of schools and nurseries, along with the town centre and Marshalls Yard Retail & Leisure complex. Gainsborough is well positioned for access to the surrounding towns of Retford and Scunthorpe, along with the Cities of Lincoln and Doncaster.

Tenure / Property Information

Investment Analysis

Same-street semi-detached sales range from £56,000 to £107,000, with the latest supplied sale at £79,000 in June 2024. A base GDV of £79,000 is used, but the broad range and limited property-specific evidence reduce certainty.

Investment Snapshot

Strategy Recommendation

Proceed only after legal-pack and condition review. The guide suggests potential value, but rental evidence and refurbishment costs are insufficient to underwrite a BTL or flip strategy confidently.

Works Required

No specific refurbishment works are evidenced. Verify condition, services and legal matters before bidding; valid EICR, Gas Safe certification and boiler warranty are stated.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £25,000 guide plus the stated £3,600 admin charge, known acquisition cost is £28,600 before disbursements and any works. A 75% refinance of the £79,000 base GDV implies £59,250, potentially exceeding known acquisition cost by £30,650, but lending, valuation, finance costs and refurbishment costs are unconfirmed.

Buy-to-Let Analysis

BTL yield cannot be established because no relevant Gainsborough rental evidence is supplied. The Thame asking rent is not an appropriate supported rental basis for this property.

Flip Analysis

The £79,000 base GDV indicates a substantial gross margin over the £28,600 known guide-plus-admin cost, but works, selling costs, disbursements, finance and the final purchase price are unknown. Net flip surplus cannot therefore be established.

Investor Risks & Due Diligence

• Final auction price may materially exceed the £25,000 guide.

• Additional legal-pack disbursements and special-condition charges may apply.

• The supplied comparable range is broad and includes sales from 2020 to 2024.

• No relevant local rental evidence is supplied.

• Condition, refurbishment requirements and finance costs are not quantified.

Recommendation

Proceed only after legal-pack and condition review. The guide suggests potential value, but rental evidence and refurbishment costs are insufficient to underwrite a BTL or flip strategy confidently.

Strategy Rating

Analysis Confidence

Same-street sold comparables and stated property details are available, but there is no relevant rental evidence, refurbishment budget, final purchase price or complete fee schedule.