14 Hill Road, Springthorpe, Gainsborough, Lincolnshire DN21 5PY

Description

A two bed mid terrace Cottage located in the sought after village location of Springthorpe being within driving distance of the market town of Gainsborough which has a wealth of amenities including Marshalls Yard Retail Complex, leisure facilities, supermarkets and schools including the highly regarded Queen Elizabeth High School.

Accommodation

Lounge, kitchen, two first-floor bedrooms and bathroom. The property also has a rear garden mainly set to lawn with mature shrubs and bushes, a slabbed patio area, brick-built storage shed, further storage/coal shed and attached storage.

Location

Springthorpe is a sought-after village location within driving distance of Gainsborough, which has Marshalls Yard Retail Complex, leisure facilities, supermarkets and schools including Queen Elizabeth High School.

Tenure / Property Information

Investment Analysis

The supplied sold comparables are materially different property types and provide no reliable 2-bedroom cottage valuation. The £400,000 terraced sale is not sufficiently detailed for a dependable GDV. Guide-price analysis is therefore not a formal market valuation.

Investment Snapshot

Strategy Recommendation

Potential low-cost BTL at or near guide price, subject to verifying achievable local rent, condition, legal-pack costs and total auction costs. Avoid relying on refinancing or resale uplift.

Works Required

No specific defects or refurbishment requirements are evidenced. Allow for inspection, legal review and routine maintenance only; no works allowance has been assumed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR cannot be reliably assessed because no dependable GDV or refurbishment budget is supported by the evidence. A 75% GDV refinance figure is therefore unavailable.

Buy-to-Let Analysis

At the £75,000 guide, the single relevant advertised 2-bedroom Gainsborough rent of £975 pcm implies £11,700 annual rent and a gross yield of 15.60%. Including the £1,500 buyer premium and £2,100 admin charge, the indicative gross yield is 14.89%. This is based on asking rent in Gainsborough, not achieved rent in Springthorpe, and excludes unknown disbursements and operating costs.

Flip Analysis

A flip surplus cannot be calculated because the evidence does not support a reliable GDV, refurbishment allowance or selling-cost allowance. The comparable evidence is too inconsistent for a resale valuation.

Investor Risks & Due Diligence

• The rent evidence is an advertised asking rent in Gainsborough rather than achieved rent in Springthorpe.

• Unknown legal-pack disbursements and other purchaser charges may increase total cost.

• No reliable 2-bedroom cottage comparable supports a GDV or resale estimate.

• Condition and any required expenditure are not evidenced.

• Gross yield excludes finance, management, maintenance, voids, insurance and taxation.

Recommendation

Potential low-cost BTL at or near guide price, subject to verifying achievable local rent, condition, legal-pack costs and total auction costs. Avoid relying on refinancing or resale uplift.

Strategy Rating

Analysis Confidence

Property description, tenure, guide price, known auction charges and one relevant advertised rent are supplied, but comparable sales are poorly matched and no condition, GDV or refurbishment evidence is available.