14 Norbreck Road, Thornton-Cleveleys, Blackpool, Lancashire

Description

An end of terrace building comprising 6 x one bedroom flats. The property is in need of modernisation and externally benefits from a rear yard. Well located for the local and recreational amenities of Blackpool. Part vacant investment.

Accommodation

Ground Floor: Flat 1 - Lounge/Bedroom, Dining Room, Shower Room, Kitchen. Flat 2 (believed to comprise) - Lounge/Bedroom, Dining Room, Shower Room, Kitchen. First Floor: Flat 3 - Lounge/Diner, Bedroom, Kitchen, Shower Room. Flat 4 - Lounge/Diner, Bedroom, Kitchen, Shower Room. Second Floor: Flat 5 - Lounge/Diner, Bedroom, Kitchen, Shower Room. Flat 6 - Lounge/Diner, Bedroom, Kitchen, Shower Room.

Location

Located on Norbreck Road between Guildford Avenue and Promenade. Local amenities are available on Victoria Road West, Rough Lea Road and Rossall Road. Norbreck Beach, Bispham Gala Field and Blackpool Park Golf Club are easily accessible. Layton National Rail station provides transport links.

Tenure / Property Information

Investment Analysis

The £165,000 guide is the only supplied price evidence and is not a formal valuation. No completed sales, rental comparables, auctioneer rent estimate, refurbishment budget or GDV evidence has been provided. The six-flat accommodation is described as requiring modernisation, while Flat 2's accommodation is only stated as believed. A reliable market value, GDV and maximum bid cannot therefore be established.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence alone. Obtain a full inspection, six-flat legal and planning review, refurbishment quotations, rental evidence and comparable sales before considering a strategy.

Works Required

Modernisation of the six flats and review of the external rear yard, subject to inspection. The evidence does not specify the required works, statutory upgrades, services condition or finishes, so no cost allowance is made.

Rental & Market Context

Potential BRRR Position

A BRRR assessment cannot be completed because the refurbishment cost, achievable rents, GDV and refinance value are unsupported. The guide price alone is insufficient to calculate equity or refinance surplus.

Buy-to-Let Analysis

The property is vacant and comprises six one-bedroom flats, but no sufficiently specific rental evidence or auctioneer rent estimate has been supplied. Rent, gross yield and operating viability cannot be established. Buyer fees, VAT treatment and any seller charges are also unresolved.

Flip Analysis

A flip assessment cannot be completed because there are no completed comparable sales, GDV evidence, refurbishment costs or supported selling allowance. The guide price should not be treated as resale value.

Investor Risks & Due Diligence

• Refurbishment scope and cost are unknown despite the building being described as in need of modernisation.

• No sufficiently specific rental evidence or passing income is supplied.

• No completed sales or other GDV evidence is supplied.

• Flat 2's stated accommodation is only believed and requires verification.

• Buyer fees, VAT treatment and possible seller charges are not quantified.

• Six-flat legal, planning, building-regulation and compliance status is not evidenced.

Recommendation

Do not bid on the current evidence alone. Obtain a full inspection, six-flat legal and planning review, refurbishment quotations, rental evidence and comparable sales before considering a strategy.

Strategy Rating

Analysis Confidence

Only the guide price, broad building description, freehold tenure and vacancy are supplied; rents, comparables, condition detail, works costs, fees and GDV evidence are absent.