16 Innis Avenue, Manchester, Lancashire

Description

Vacant freehold semi-detached house by order of a housing association. The property comprises two bedrooms, bathroom, reception room, kitchen, garden and driveway providing off-street parking. GIA approximately 57 sq m (614 sq ft), source: EPC.

Accommodation

First floor: two bedrooms and bathroom. Ground floor: reception room and kitchen. Garden. Driveway providing off-street parking. GIA approximately 57 sq m (614 sq ft).

Location

The property is situated on the west side of Innis Avenue. Extensive shops and amenities are available nearby within Manchester City Centre. Manchester Piccadilly Station is approximately 3 miles to the south west. The M60 motorway is to the east. Orford Road Community Park is nearby.

Tenure / Property Information

Investment Analysis

Same-street completed sales range from £170,000 in June 2023 to £195,000 in December 2025, with a £200,000 sale in August 2021. The evidence supports a scenario range of £170,000–£200,000 and a base GDV of £195,000, but comparable property sizes and conditions are not supplied. The £373 pcm rental evidence is an advertised asking rent for a different street and should be treated cautiously.

Investment Snapshot

Strategy Recommendation

Proceed only with strong legal, condition and rental due diligence and a disciplined bid below the guide if costs remain acceptable. On the supplied evidence, this is not attractive as a straightforward BTL and the flip case is unquantified.

Works Required

No specific defects or refurbishment requirements are evidenced. Allow only for inspection-led works; the supplied description confirms the house includes a kitchen, bathroom, garden and driveway but does not establish their condition.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £195,000 base GDV, 75% refinance is approximately £146,250. A cash-left-in calculation cannot be supported because refurbishment costs, buyer costs and the eventual purchase price are not provided. The strategy is highly sensitive to the achievable rent and actual acquisition price.

Buy-to-Let Analysis

Using the £373 pcm advertised asking rent, annual gross rent is £4,476 and gross yield on the £140,000 guide is approximately 3.20%. This is a weak headline yield before operating costs, finance, voids and any buyer or seller charges. The rent is not an achieved rent and relates to Heathfield Street rather than the subject address.

Flip Analysis

The base GDV is estimated at £195,000 against the £140,000 guide, giving a £55,000 gross price difference before works, selling costs, finance, taxes and auction-related charges. A reliable flip surplus cannot be calculated because refurbishment and selling costs are unsupported.

Investor Risks & Due Diligence

• Subject condition and required works are not evidenced.

• The rental figure is an advertised asking rent, not an achieved or passing rent, and is for a different street.

• Buyer premium, administration charges and other potential fees are not provided.

• Comparable sale sizes and conditions are unavailable, creating uncertainty around the GDV range.

• Vacant possession may create initial void and letting costs, although no specific letting timeline is evidenced.

Recommendation

Proceed only with strong legal, condition and rental due diligence and a disciplined bid below the guide if costs remain acceptable. On the supplied evidence, this is not attractive as a straightforward BTL and the flip case is unquantified.

Strategy Rating

Analysis Confidence

There are several same-street completed sales and a property description, but comparable sizes and conditions, subject condition, buyer costs and achieved local rent are not supplied.