144 Park Road, Stanley, Durham

Description

This end-terrace HMO is set over two storeys in Stanley, County Durham, and has been fully refurbished. The property is let to working professionals. Furniture is included in the sale. The loft offers scope to convert, subject to any necessary consents.

Accommodation

Ground floor: living room, kitchen, inner hallway, bedroom and shower room. First floor: five bedrooms and bathroom. Outside: garden. Of the six bedrooms, two are doubles and four are singles.

Location

Stanley, County Durham

Tenure / Property Information

Investment Analysis

The supplied completed sales indicate approximately £82,000–£89,500, with the same property selling for £82,000 in April 2024 and £85,000 in February 2025. The £155,000 guide is substantially above this evidence. The comparables are not specifically evidenced as six-bedroom HMOs, and no rental or operating information is supplied, so HMO value cannot be independently established.

Investment Snapshot

Strategy Recommendation

Do not bid at the £155,000 guide based on the supplied evidence. Proceed only after verifying the HMO licence, tenancy income, lease terms, legal title and special-condition costs, with an indicative screening ceiling around £82,660 before finance, tax and selling costs.

Works Required

The property is described as fully refurbished, so no essential works are evidenced. Furniture is included. Loft conversion is only identified as potential scope, subject to consents, and is uncosted.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £85,000 base GDV scenario, 75% refinance is approximately £63,750. Against the £155,000 guide plus the £2,340 buyer fee, indicative cash left in is approximately £93,590, before finance, taxation, legal costs or any unquantified works. This does not support a conventional BRRR outcome on the supplied evidence.

Buy-to-Let Analysis

BTL yield cannot be established because no passing rent or sufficiently specific rental evidence is supplied. The property is stated to be let to working professionals, but occupancy, rent, lease terms, licensing and operating costs are not evidenced. At the guide, the purchase price is materially above the supplied completed-sale evidence.

Flip Analysis

Using the £85,000 base GDV and the guide price plus buyer fee, the project is approximately £72,340 above base GDV before selling, finance, tax and other costs. No supported selling-cost allowance is supplied, so flip surplus is not calculated.

Maximum Bid Indicator

This is an HB screening estimate based on the supplied evidence and HB assumptions. It is not a formal valuation or instruction to bid.

Investor Risks & Due Diligence

• Guide price is materially above the supplied completed-sale evidence.

• No passing rent or achieved rental evidence is supplied, preventing yield and income valuation analysis.

• HMO licensing, planning/use compliance and tenancy documentation are not evidenced.

• Tenure and lease details are not supplied.

• Potential loft conversion is subject to consents and has no cost evidence.

• Additional special-condition fees may apply but are not supplied.

Recommendation

Do not bid at the £155,000 guide based on the supplied evidence. Proceed only after verifying the HMO licence, tenancy income, lease terms, legal title and special-condition costs, with an indicative screening ceiling around £82,660 before finance, tax and selling costs.

Strategy Rating

Analysis Confidence

Completed-sale evidence is available, including two sales of the same address, but there is no rent, HMO licence, tenure, lease, EPC, operating-cost, condition-cost or special-conditions evidence. The comparables are also not confirmed as equivalent six-bedroom HMOs.