146 Hawthorne Road, Bolton, Lancashire BL3 4BS

Description

A residential renovation project comprising an extended three-bedroom property situated directly opposite Rumworth Park, offering spacious accommodation over two floors and scope for modernisation.

Accommodation

Ground floor: entrance vestibule, hallway, two reception rooms, kitchen and extended sun room. First floor: three bedrooms and a bathroom. Entrance hallway with coving. Lounge: 4.34m x 3.27m, with front-aspect window, tiled fireplace incorporating a gas fire, coving and ceiling rose. Dining room: 4.72m x 4.21m, with rear-aspect window, tiled fireplace incorporating a gas fire and built-in under-stairs storage cupboard. Kitchen: 2.84m x 2.06m, with uPVC double-glazed rear-aspect window, fitted wall and base units, tiled splashbacks, stainless steel sink units and spaces for a gas cooker, washing machine and fridge freezer. Sun room: 1.85m x 1.60m, brick construction with window and door to the rear yard. Bedroom One: 4.34m x 4.26m. Bedroom Two: 3.10m x 2.06m, with fitted airing cupboard. Bedroom Three: 3.12m x 2.06m. Bathroom: 2.28m x 1.52m, with bath, wash basin, close-coupled WC, part-tiled walls and extractor fan. Landing with access to loft space.

Location

Situated directly opposite Rumworth Park. Close to local shops, schools, places of worship and public transport links.

Tenure / Property Information

Investment Analysis

The £120,000+ guide is below the supplied same-road completed sales range of £110,000–£165,000. The most relevant evidence includes 144 Hawthorne Road at £165,000 in July 2026 and 136 Hawthorne Road at £147,000 in April 2024. A cautious base GDV of £147,000 is used, with £136,000 as a lower scenario and £165,000 as an upper scenario. These sales may not reflect the subject property's condition, and no formal valuation or condition survey is supplied.

Investment Snapshot

Strategy Recommendation

Proceed only as a conditional refurbishment opportunity after obtaining a survey, full works quotations, legal documents and confirmation of achievable rent. Do not bid to a fixed maximum until total project cost and resale margin are established.

Works Required

Renovate and modernise the existing three-bedroom accommodation, including review and updating of the kitchen, bathroom, decoration, floor finishes and general presentation. The supplied evidence does not quantify required works or identify specific defects, so a survey and contractor quotations are essential.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At a £147,000 base GDV, a 75% refinance is £110,250. A meaningful BRRR assessment cannot be completed because refurbishment cost, acquisition costs beyond the stated buyer premium, finance costs and the property's legal/tenure position are not supplied. The refinance would not necessarily recover the guide purchase price and works expenditure.

Buy-to-Let Analysis

Advertised rental evidence ranges from £575 to £995 pcm, equivalent to an indicative gross yield range of 5.75%–9.95% against the £120,000 guide. These are asking rents rather than achieved or passing rents, and no single reliable rent for this property is established. Works, finance, insurance, maintenance, voids and management costs are also unknown.

Flip Analysis

A base GDV of £147,000 is supported by the supplied same-road sales, with a £136,000–£165,000 evidence range. Flip surplus cannot be calculated because refurbishment cost, selling costs and total project costs are unsupported. The stated 2.4% buyer premium at the £120,000 guide would be £2,880, before any additional special-condition fees.

Investor Risks & Due Diligence

• Refurbishment scope and cost are not quantified.

• The supplied rental figures are advertised asking rents, not achieved or passing rents.

• Comparable sale prices range materially from £110,000 to £165,000 and may differ in condition or specification.

• Tenure and occupancy information is not supplied.

• EPC information is not supplied.

• Additional fees may be listed in the Special Conditions of Sale but are not provided.

• The property is described as a renovation project, so the guide price may not represent the total acquisition and project cost.

Recommendation

Proceed only as a conditional refurbishment opportunity after obtaining a survey, full works quotations, legal documents and confirmation of achievable rent. Do not bid to a fixed maximum until total project cost and resale margin are established.

Strategy Rating

Analysis Confidence

Same-road completed sales and rental asking evidence are available, but refurbishment costs, tenure, occupancy, EPC, special-condition fees, achieved rent and full legal information are missing.