143 Cotsford Park Estate, Horden, Peterlee, County Durham

Description

Vacant freehold mid terrace house with a reception room, kitchen, two bedrooms, bathroom and garden. GIA approximately 76.31 sq m (821 sq ft). An eight week completion period applies to this lot.

Accommodation

Ground floor: reception room, kitchen. First floor: two bedrooms, bathroom. Garden. GIA approximately 76.31 sq m (821 sq ft).

Location

The property is situated on Cotsford Park Estate. Shops and amenities are available along Coast Road. Rail services run from Horden station. The A19 is to the west. Horden Welfare Park is nearby.

Tenure / Property Information

Investment Analysis

The strongest evidence is the subject property's own £41,000 completed sale on 27 April 2026. Nearby same-estate sales were £51,000 in July 2026 and September 2025, and £53,000 in June 2023. The £73,000 2022 sale is older and materially higher, so it is not used as the central case. A cautious HB scenario range is £41,000–£53,000, with a £51,000 base GDV supported mainly by the two recent £51,000 transactions. Condition differences are unknown.

Investment Snapshot

Strategy Recommendation

Proceed only with caution and subject to inspection and full Special Conditions review. The guide is close to the subject property's recent £41,000 sale, but the limited margin to the £51,000 base GDV does not support a confident flip or BRRR strategy, while BTL lacks rent evidence.

Works Required

No specific defects or refurbishment requirements are evidenced. Allow for inspection, clearance and ordinary preparation only if confirmed, but no works allowance can be quantified from the supplied information.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £40,000 guide, the indicative 75% refinance against the £51,000 base GDV is £38,250 before works, fees and finance costs. Because works and additional charges are unknown, the cash requirement and whether capital can be recycled cannot be calculated. The limited apparent margin makes BRRR viability uncertain.

Buy-to-Let Analysis

BTL cannot be underwritten because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Gross yield, operating surplus and affordability cannot therefore be established. The vacant status also means there is no passing rent.

Flip Analysis

The £51,000 base GDV provides only a provisional resale benchmark. A flip surplus cannot be calculated because refurbishment costs, buyer charges, seller/third-party charges and selling costs are not supplied. At the £40,000 guide, the gross difference to base GDV is £11,000 before all such costs.

Investor Risks & Due Diligence

• Condition and required works are not described, so refurbishment costs cannot be estimated.

• No sufficiently specific rental evidence is available, preventing BTL yield analysis.

• Buyer premium, admin charge and potential seller or third-party charges are not quantified.

• The eight-week completion period may require rapid funding and completion arrangements.

• The valuation range is based on a small set of same-estate sales with unknown differences in condition and specification.

Recommendation

Proceed only with caution and subject to inspection and full Special Conditions review. The guide is close to the subject property's recent £41,000 sale, but the limited margin to the £51,000 base GDV does not support a confident flip or BRRR strategy, while BTL lacks rent evidence.

Strategy Rating

Analysis Confidence

Completed-sale evidence is available, including a recent sale of the subject property, but condition, rental value, refurbishment cost, buyer/admin fees and other auction charges are not supplied.