140 Lower Rawson Street, Farnworth, Bolton, Lancashire BL4 7RT

Description

A fully licensed HMO investment opportunity comprising a spacious six bedroom end terrace property, currently let in full and producing a gross annual rental income of approximately £46,000. We understand the current landlord pays all utilities and bills and the net annual rental income is approximately £36,000 p/a. The property is in excellent internal condition with a large communal kitchen and rear courtyard garden. All six bedrooms have their own private bathroom via three en-suites and three rooms with their own individual bathrooms. Two of the bedrooms are particularly large with their own seating areas. The sale represents an excellent opportunity for a landlord to acquire a very well presented and high yielding investment property in a popular location with strong tenant demand.

Accommodation

Ground Floor: Entrance Hall, Bedroom 1, Bedroom 2, Bathroom, Kitchen. First Floor: Bedroom 3, Bedroom 4, Bedroom 5, Bedroom 6, Bathrooms x 2.

Location

The property fronts onto the corner of Lower Rawson Street and Darley Avenue in Farnworth, which sits 3 miles south of Bolton Town Centre. The immediate surrounding area is an established and popular residential location close to a variety of local amenities.

Tenure / Property Information

Investment Analysis

The £325,000+ guide is materially above the supplied completed sales for 140 Lower Rawson Street (£200,000 in 2024 and £210,000 in 2022) and nearby properties (£175,000–£178,926). The difference may reflect the fully licensed six-bedroom HMO configuration and stated income, but no HMO-specific valuation or rental comparables are supplied. A reliable GDV cannot therefore be established from the evidence.

Investment Snapshot

Strategy Recommendation

Consider only as an income-led hold/HMO acquisition, subject to verification of the licence, tenancy income, occupancy, utility costs, compliance records and achievable refinance value. Do not rely on a flip or BRRR exit at the guide price without independent valuation evidence.

Works Required

No specific refurbishment works are identified: the property is described as being in excellent internal condition. Allow for inspection, compliance verification and any minor maintenance only after viewing and reviewing the documents.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR strategy cannot be underwritten reliably because no current HMO valuation, refinance valuation, finance terms or supported GDV are provided. The 75% refinance calculation is therefore unavailable. The stated income may support an investment case, but the historical comparable sales are substantially below the guide and create valuation risk.

Buy-to-Let Analysis

At the £325,000 guide, the stated gross annual rent of approximately £46,000 produces a gross yield of approximately 14.15% before the 2.4% buyer premium. The stated net income is approximately £36,000 after utilities and bills, equivalent to about 11.08% on the guide price before finance and other ownership costs. The income is approximate and should be verified against tenancy schedules, bank statements, bills and HMO documentation.

Flip Analysis

A flip is not supported by the evidence. The property is described as in excellent condition, so no value-adding refurbishment scope or cost is identified, while the supplied completed sales are below the auction guide. Resale surplus cannot be calculated without a supported GDV and selling-cost allowance.

Investor Risks & Due Diligence

• The stated £46,000 gross and £36,000 net annual income are approximate and require documentary verification.

• The landlord pays utilities and bills, so actual operating costs and net income may differ.

• The guide price is materially above the supplied completed sales for the same property and nearby terraces.

• HMO licence, planning, fire-safety and other regulatory compliance should be independently verified.

• No tenancy schedules, lease details, occupancy evidence or passing-rent documentation are supplied.

• Additional fees may be listed in the Special Conditions of Sale.

• No EPC, heating, parking or council-tax detail beyond the room-inclusive arrangement is supplied.

Recommendation

Consider only as an income-led hold/HMO acquisition, subject to verification of the licence, tenancy income, occupancy, utility costs, compliance records and achievable refinance value. Do not rely on a flip or BRRR exit at the guide price without independent valuation evidence.

Strategy Rating

Analysis Confidence

The property description provides a stated current income, condition summary and buyer premium, but there are no specific rental comparables, no auctioneer rent estimate, no HMO valuation, no lease or licence documentation, and the supplied sales are materially below the guide.