145 Langroyd Road, Colne, Lancashire BB8 9EE

Description

Vacant two bed terraced house with attic room. Two-bedroom terraced home with a loft conversion, a kitchen extension, and both front and rear outdoor space. Property is 93m² (as taken from EPC).

Accommodation

Ground floor: front sitting room, dining room, kitchen. First floor: landing giving access to the bedrooms and bathroom, bedroom 1, bedroom 2, bathroom. Attic/occasional bedroom 3/study. External: garden forecourt to front and enclosed flagged area to the rear.

Location

The property is well located for all amenities in nearby Colne town centre, including independent shops, cafes and supermarkets.

Tenure / Property Information

Investment Analysis

The five supplied same-road leasehold terraced comparables sold between £108,000 and £165,000. A base GDV of £140,000 is supported by the £140,000 sale at 129 Langroyd Road, with a broad evidence-based range of £108,000–£165,000. Comparable bedroom counts, condition and specification are not supplied, so the range is indicative only. The £105,000 guide is below the base comparable evidence, but auction fees and legal-pack costs remain relevant.

Investment Snapshot

Strategy Recommendation

Consider as a buy-to-let, with BRRR potential, subject to confirming the £700 rent, inspection, attic and extension compliance, lease terms and all auction-pack costs. Do not rely on the apparent GDV uplift as a flip margin without verified costs.

Works Required

No specific defects or refurbishment requirements are evidenced. Allow for inspection, cleaning and any minor presentation works only if confirmed, with no unsupported monetary works allowance applied. The attic room, kitchen extension and lease documentation should be checked before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the guide, the known purchase cost is £105,000 plus the £3,600 minimum admin charge, with no evidenced refurbishment allowance. A 75% refinance against the £140,000 base GDV indicates £105,000 gross borrowing, leaving approximately £3,600 of the analysed acquisition cost unrecovered before finance, tax and other costs. Actual refinanceability depends on lender valuation, rent, condition and legal documentation.

Buy-to-Let Analysis

Using the single advertised asking rent of £700 pcm, annual gross rent is £8,400. This represents an 8.00% gross yield on the £105,000 guide and 7.73% including the £3,600 minimum admin charge, before finance, tax, maintenance, voids, insurance and management. The rent is asking evidence rather than achieved rent, and no operating-cost data is supplied.

Flip Analysis

The base GDV of £140,000 is £35,000 above the guide and £31,400 above the guide plus the known minimum admin charge. This is not a formal flip surplus: selling costs, finance, tax, legal-pack disbursements and any works are not supplied, so a supported net flip surplus cannot be calculated.

Investor Risks & Due Diligence

• The £700 pcm figure is a single advertised asking rent, not an achieved or passing rent.

• Auction special-condition costs, search fees, seller-cost reimbursements, legal fees and transfer fees are not quantified.

• The attic room and kitchen extension may require verification of permissions, building-regulation compliance and lender acceptability; no supporting documents are supplied.

• The leasehold service-charge field is blank and the stated historic ground-rent wording should be verified from the legal title and pack.

• Comparable sales do not include supplied bedroom, condition, floor-area or specification details, limiting GDV precision.

• No parking or heating information is supplied.

Recommendation

Consider as a buy-to-let, with BRRR potential, subject to confirming the £700 rent, inspection, attic and extension compliance, lease terms and all auction-pack costs. Do not rely on the apparent GDV uplift as a flip margin without verified costs.

Strategy Rating

Analysis Confidence

Same-road completed sales, one advertised rental and the auction fee are supplied, but comparable property details, condition, refurbishment costs, selling costs, legal-pack disbursements and achieved rent are unavailable.