162 Spa Road, Bolton, BL1 4SE

Description

TO BE SOLD VIA ONLINE AUCTION ON SEPTEMBER 30TH – 1ST OCTOBER 2026 UNLESSS SOLD PRIOR UNDER AUCTION TERMS

162 Spa Road, Bolton, BL1 4SE

Conveniently located with easy access to Bolton town centre, with a wide range of retail, leisure and dining amenities close by. The area is particularly well connected, benefitting from convenient access to the A666, the M61 motorway network and Bolton railway station, making it an attractive location for commuters travelling throughout Greater Manchester and the North West. The property is also well placed for a number of educational establishments and Healthcare facilities, with Royal Bolton Hospital just a short drive away.

Tenure / Property Information

Council Tax Band: A; Tenure: Leasehold; Years Remaining on the Lease: 861

Investment Analysis

HB analysis uses the supplied Edward Mellor scrape as the primary property source. Auctioneer facts are separated from HB desktop estimates; all figures should be verified before bidding.

Investment Snapshot

Market Comparables

No priced sold comparable was captured in the supplied scrape. Base GDV £175,000 is an HB desktop estimate because no priced sold comparable was captured in the supplied scrape; independent sold-evidence research is required before bidding.

Proposed Works

HB desktop works allowance: £15,000. Allow for inspection-led repairs, decoration, safety/compliance items and contingency.

Rental Value

An exciting investment opportunity to acquire a recently refurbished four-bedroom terrace house in multiple occupation (HMO) in a popular residential area of Bolton. The property is fully occupied and producing a rental income of £27,000 per annum. Interested parties should make their own enquiries with Bolton Council regarding planning permission, HMO licensing requirements and the lawful use of the property. In brief, the property comprises an entrance hall, a modern communal kitchen, and four generously sized double bedrooms, each benefiting from its own ensuite shower room. Externally, the property offers an enclosed rear yard and on-street parking to the front.

Edward Mellor has not yet inspected the property. Comparable one-bedroom HMO rooms in the area are understood to achieve rents in the region of £570 per calendar month.

Low / Base / High Investment Scenario

BTL Analysis

A defensible BTL yield cannot be calculated from the supplied scrape because a monthly rent was not established.

BRRR Analysis

Using a 75% refinance against the HB base GDV gives indicative refinance proceeds of £131,250. Against purchase plus works of £150,000, indicative cash left in is £18,750. Finance, tax, legal fees and lender valuation haircuts are excluded.

Flip Analysis

At the HB base GDV, after purchase plus works and an indicative 2% selling allowance, the pre-finance/pre-tax flip surplus is approximately £21,500. This is a screening figure, not a formal valuation.

Maximum Bid Indicator

HB Desktop Screening Ceiling: approximately £130,250. This is a desktop screening ceiling only, not a formal valuation or instruction to bid; SDLT, finance, legal fees and property-specific abnormal costs must be added separately.

Strategy Recommendation

Most relevant strategy: BTL / BRRR. The choice reflects the scraped condition/occupancy narrative, available rent evidence and the relationship between the starting bid, works allowance and HB base GDV.

Strategy Rating

BTL ★★☆☆☆; BRRR ★★★★☆; Flip ★★★★☆

Key Risks

• lease terms, service charge and ground rent must be checked against the legal pack
• thin priced sold-comparable evidence in the supplied scrape
• rental value requires independent letting-agent verification
• tenancy status, arrears and possession position require legal verification

Analysis Confidence

Low-Medium. Confidence reflects the quality of the supplied listing information, embedded coordinates/images, and the amount of sold/rental evidence captured in the scrape.