148 Breedon Street, Long Eaton, Nottingham

Description

Available is this semi-detached property positioned in a great location with potential to extended to the rear. The entrance door opens into the hallway with stairs rising to the first floor and door opening into the lounge/diner. The lounge diner has a walk in bay window to the front elevation and door access to the inner lobby. The inner lobby has door access to the side elevation, ground floor shower room and kitchen. The kitchen has a window overlooking the rear garden. The shower room is a good size with a large shower cubicle and two windows to the side. There are three bedrooms off the first floor landing, two are double in size and the third is a single or home office. There is a garden to the front and a generous sized private rear garden.

Accommodation

Entrance hall; lounge/diner; inner lobby; kitchen; ground floor shower room; first floor landing; Bedroom One; Bedroom Two; Bedroom Three; front garden and rear garden with paved patio, lawned garden, timber storage shed and wooden fence to the boundary.

Location

The property is within easy reach of the centre of Long Eaton where there are Asda, Tesco, Lidl and Aldi stores and many other retail outlets. There are both state and independent schools within walking distance of the property, healthcare and sports facilities including the West Park Leisure Centre and adjoining playing fields, walks in the nearby countryside, and transport links including J25 of the M1, East Midlands Airport, stations at Long Eaton and East Midlands Parkway, and the A52 and other main roads providing access to Nottingham, Derby and other East Midlands towns and cities.

Tenure / Property Information

Investment Analysis

Five completed sales on Breedon Street provide a broad evidence range of £242,500 to £308,000 for semi-detached properties. The £268,000 sale is used as the base GDV because it is a directly comparable completed sale, but the evidence does not establish differences in size, condition, specification, extensions or timing. The property is described as having extension potential, not a confirmed extension, and no condition report is supplied.

Investment Snapshot

Strategy Recommendation

Proceed only subject to viewing, legal review, confirmation of tenure and special-condition costs, and a full refurbishment budget. The guide-to-comparable value differential may support a flip or owner-occupier purchase, but no strategy should be committed to until condition and costs are verified.

Works Required

No specific refurbishment works are evidenced. Allow for inspection and costing of the existing kitchen, shower room, heating system, internal finishes, windows, roof, electrics and gardens before bidding. Any rear extension is only described as potential and should not be assumed or costed without planning, design and construction evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £268,000 base GDV, 75% refinance is £201,000. However, refurbishment costs, total acquisition costs, finance costs and achievable rent are not evidenced, so cash left in and BRRR viability cannot be reliably calculated. At the £135,000 guide, the buyer premium would be £6,480, before any other costs or works.

Buy-to-Let Analysis

BTL analysis cannot be completed because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Rent, operating costs, finance costs and achievable yield are therefore unknown. The 4.8% buyer premium, subject to the stated minimum, would be payable in addition to the purchase price.

Flip Analysis

The completed sales indicate a broad resale evidence range of £242,500 to £308,000, with £268,000 used as the base GDV. A reliable flip surplus cannot be calculated because works, finance, holding, selling and any additional auction costs are unsupported. The apparent difference between guide price and GDV should not be treated as profit.

Investor Risks & Due Diligence

• No tenure or lease information is supplied.

• No internal inspection, condition report or refurbishment budget is available.

• Rear extension is only described as potential and is not supported by planning or cost evidence.

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

• Buyer premium is payable at 4.8% including VAT, subject to a £6,000 minimum, with possible additional special-condition fees.

• Comparable sale prices span £242,500 to £308,000 and may reflect differences in size, condition, specification or alterations.

• No EPC, council tax, parking or detailed legal information is supplied.

Recommendation

Proceed only subject to viewing, legal review, confirmation of tenure and special-condition costs, and a full refurbishment budget. The guide-to-comparable value differential may support a flip or owner-occupier purchase, but no strategy should be committed to until condition and costs are verified.

Strategy Rating

Analysis Confidence

There are several directly comparable completed sales, but the subject property's tenure, condition, EPC, rent, works budget, legal costs and other acquisition or disposal costs are not supplied.