14 Francis Street, Plymouth, Devon, PL1 5JZ

Description

A two-bedroom freehold property in Plymouth. Requiring renovation throughout, the accommodation comprises a living room, kitchen/dining room, two bedrooms and a wet room. PVCu D/G, electric heating. Externally there is a rear courtyard.

Accommodation

Living Room; Kitchen/Dining Room; Bedroom One; Bedroom Two; Wet Room

Location

Plymouth, Devon

Tenure / Property Information

Investment Analysis

The subject is a two-bedroom freehold mid-terrace requiring renovation throughout. Same-street completed sales range from £105,000 to £220,000, including £105,000 for No. 15 in June 2025, £125,000 for No. 6 in September 2023 and £180,000 for No. 47 in November 2021. The £220,000 sale of No. 45 in July 2026 is also relevant but no condition, size or specification details are supplied for any comparable. A cautious evidence-based base GDV of £125,000 is used, with £105,000 low and £180,000 high scenarios. These are indicative only and require condition, floor-area and specification verification.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence alone. Obtain a full inspection, detailed refurbishment quotations, legal pack review and a defensible rental or resale valuation before considering a refurbishment-led purchase.

Works Required

Renovation throughout is stated. The likely scope requires inspection and costing, including refurbishment of the living room, kitchen/dining room, two bedrooms and wet room. No specific defects, replacement requirements or contractor costs are evidenced, so no works allowance is estimated.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the indicative £125,000 base GDV, 75% refinance is £93,750. A BRRR assessment cannot establish cash left in because refurbishment, acquisition and financing costs are not sufficiently evidenced. At the £110,000 guide, the £2,100 stated buyer and admin charges already bring the known acquisition outlay to £112,100 before other charges and works.

Buy-to-Let Analysis

BTL assessment cannot be completed because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Renovation costs, finance costs and other potential auction charges are also unquantified. The £2,100 stated buyer premium and admin charge would be payable in addition to the purchase price, before any other charges.

Flip Analysis

A flip calculation is not reliable because renovation costs and selling costs are not supplied. The £125,000 base GDV is only an indicative scenario drawn from same-street sales with unknown condition and specification. The £110,000 guide leaves limited apparent headroom before the £2,100 stated buyer/admin charges, works, finance, legal and selling costs.

Investor Risks & Due Diligence

• Renovation is described as throughout, but the scope and cost are not evidenced.

• No sufficiently specific rental evidence is available, preventing a supported yield assessment.

• Comparable sale condition, floor area and specification are not supplied, creating GDV uncertainty.

• The buyer premium and admin charge total £2,100, with other possible charges also noted by the auctioneer.

• Electric heating is present; running performance and any upgrade requirement are not evidenced.

• Potential finance, legal, search, transfer and selling costs are unquantified.

Recommendation

Do not bid on the current evidence alone. Obtain a full inspection, detailed refurbishment quotations, legal pack review and a defensible rental or resale valuation before considering a refurbishment-led purchase.

Strategy Rating

Analysis Confidence

Same-street completed sales and the guide price are available, but comparable condition and size details, refurbishment costs, rental evidence, finance assumptions and several auction charges are missing.