14 Manor Road, Levenshulme, Manchester, M19 3EE

Description

An exciting opportunity for developers and investors to acquire a three-bedroom end-terraced property in the heart of Levenshulme. Requiring renovation and modernisation throughout, the property offers scope to add value. The property is to be sold via online auction on 21st and 22nd October unless sold prior under auction terms. Sold as seen.

Accommodation

Entrance hall, living room, dining room and kitchen on the ground floor; three bedrooms and a bathroom on the first floor; cellar; wrap-around garden to the front and rear.

Location

Located in the heart of Levenshulme. Cringle Park, the Fallowfield Loop and Highfield Country Park are a short walk away. The property is a few minutes from the A6 Stockport Road, Levenshulme Train Station, and the M56 and M60 motorways.

Tenure / Property Information

Investment Analysis

The strongest supplied evidence is 10 Manor Road at £270,000 in December 2023, with the same address also recorded at £266,050 in June 2022. Other Manor Road sales range from £140,000 to £170,000 but are older. A £270,000 base GDV is therefore possible, but confidence is reduced because the comparable properties' condition and specification are not supplied and the subject requires renovation.

Investment Snapshot

Strategy Recommendation

Proceed only if inspection and a detailed refurbishment budget support the valuation. The apparent guide-to-GDV spread offers potential for BRRR or resale, but the divergent rent evidence and missing project costs make an unconditional bid unsuitable.

Works Required

Renovation and modernisation throughout, as stated by the auctioneer. The scope, specification and cost of works require inspection and a detailed schedule; no specific defects or refurbishment budget are supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £115,000 guide, a 75% refinance against the £270,000 base GDV would be £202,500. However, refurbishment costs, buyer/admin charges and total project cost are unavailable, so cash left in and refinance profitability cannot be calculated. The long stated lease term is supportive, subject to review of the lease and charges.

Buy-to-Let Analysis

Rental evidence ranges from £750 to £1,350 pcm in advertised listings, while the auctioneer estimates £1,500–£1,600 pcm for similar properties. At the £115,000 guide, the supported gross yield range is approximately 7.83%–16.70%, before works, finance, tax, voids and operating costs. The wide rent range means a reliable single BTL yield cannot be established.

Flip Analysis

The supplied evidence supports a potential £270,000 resale scenario, with a lower evidence point of £170,000. A flip surplus cannot be calculated because refurbishment costs, acquisition charges and selling costs are not supplied. The property is sold as seen and requires renovation throughout.

Investor Risks & Due Diligence

• Renovation and modernisation are required throughout, but no works schedule or cost estimate is supplied.

• The property is sold as seen, increasing the importance of inspection and due diligence.

• Rental evidence varies materially from £750 pcm advertised to £1,600 pcm estimated by the auctioneer.

• Comparable sale prices range from £140,000 to £270,000 and vary substantially by date.

• Buyer premium, administration charge and other auction fees are not supplied.

• EPC is on order and parking and heating information are not supplied.

• Leasehold terms beyond the stated 875 years remaining, including any applicable charges, are not supplied.

Recommendation

Proceed only if inspection and a detailed refurbishment budget support the valuation. The apparent guide-to-GDV spread offers potential for BRRR or resale, but the divergent rent evidence and missing project costs make an unconditional bid unsuitable.

Strategy Rating

Analysis Confidence

There are several completed sales and rental indicators, but the comparable condition, refurbishment cost, auction charges, EPC, lease charges and exact achievable rent are not supplied.