16 Old Hall Road, Whitefield, Bury, M45 7QW

Description

To be sold via online auction on 21st–22nd October 2026 unless sold prior under auction terms. A detached three-bedroom family home on a sought-after quiet cul-de-sac in Whitefield, requiring full refurbishment and offering potential to renovate, modernise and extend subject to planning permissions. The property has a generous plot, integral double garage, driveway, sizeable lawned rear garden and scope for reconfiguration and enhancement.

Accommodation

Entrance hallway, spacious reception room, fitted kitchen with adjoining utility room, three bedrooms and two bathrooms. Integral double garage.

Location

Situated on a quiet cul-de-sac in the heart of Whitefield, within easy reach of local schools, parks, the Metrolink, shops, cafés, restaurants and everyday amenities.

Tenure / Property Information

Investment Analysis

The £398,000 starting guide is below the supplied Old Hall Road detached-house sales of £485,000, £495,000, £535,000 and £665,000, although those sales are from 2018–2021 and no bedroom counts, floor areas, condition details or adjustment evidence are provided. The £230,000 2016 sale is materially lower and has limited relevance without further context. A broad indicative GDV range of £495,000–£665,000 is supported by the supplied comparables, with £535,000 used as a cautious base scenario; this is not a formal valuation.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence alone. Obtain a detailed refurbishment quotation, planning advice for any extension, current valuation evidence and a resale or rental appraisal before setting a bid limit.

Works Required

Full refurbishment and modernisation as described, including reconfiguration where appropriate. Any extension remains subject to planning permission. The evidence does not specify individual defects, specification or required compliance works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed reliably because refurbishment costs, rent, finance costs and total acquisition costs are unavailable. At the £535,000 base GDV, 75% refinance is £401,250 before considering lending criteria, valuation risk and transaction costs.

Buy-to-Let Analysis

No sufficiently specific external rental comparable or auctioneer rent estimate is supplied, so rent and gross yield cannot be established. The property is vacant and requires full refurbishment, with no refurbishment budget provided.

Flip Analysis

The supplied sales indicate an indicative resale/GDV range of £495,000–£665,000, with £535,000 as the base scenario. A flip surplus cannot be calculated because refurbishment costs, buyer costs, selling costs and finance costs are not supplied.

Investor Risks & Due Diligence

• Full refurbishment scope and cost are unspecified.

• The supplied comparable sales are historic and may not reflect October 2026 values.

• Comparable property sizes, bedroom counts and condition are not provided.

• Any extension or reconfiguration is subject to planning permission.

• No rental evidence is available, preventing a supported BTL yield assessment.

• Buyer, administration, finance and selling costs are not supplied.

• The £230,000 2016 comparable is materially below the other supplied sales, indicating valuation uncertainty.

Recommendation

Do not bid on the current evidence alone. Obtain a detailed refurbishment quotation, planning advice for any extension, current valuation evidence and a resale or rental appraisal before setting a bid limit.

Strategy Rating

Analysis Confidence

The property description, tenure, occupancy, guide and several same-road completed sales are supplied, but the comparables are historic and lack size, bedroom and condition details. No rent, refurbishment budget, fees, EPC or finance assumptions are available.