17 Heywood Road, Cinderford, Gloucestershire

Description

Freehold detached house

Accommodation

First floor: Three bedrooms, bathroom/wc. Ground floor: Two reception rooms, kitchen. Outside: Garden, garage, drive.

Location

The property is located on Heywood Road. Shopping amenities are available locally within Cinderford Town Centre with a more comprehensive range of shops, bars and restaurants found within Gloucester City Centre lying to the east. Public transport links are provided by a network of local bus services serving the surrounding areas. The property is served by road links including the A4151 located to the east. Recreational pursuits are available locally.

Tenure / Property Information

Investment Analysis

The strongest current evidence is the £275,000 sale of a detached freehold property at 9 Heywood Road in April 2025. The subject property itself sold for £214,500 in 2007, but that historic sale is not a current valuation. A base GDV of £275,000 is therefore an indicative estimate based primarily on the nearby 2025 comparable, subject to condition, size and specification verification. The low scenario uses the subject's historic sale price only as a conservative reference; it is not an indexed current valuation.

Investment Snapshot

Strategy Recommendation

Potential buy-to-let or value-led purchase subject to inspection, rent validation and review of the Special Conditions. Do not rely on the indicative GDV or BRRRR refinance until condition, financeability and resale evidence are independently confirmed.

Works Required

No specific refurbishment works are evidenced. Obtain a full inspection and confirm heating, condition, legal matters and any required repairs before bidding. No refurbishment allowance has been included in the calculations.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the guide plus the known £1,800 documentation fee, the analysed cost is £152,800 before works and any seller fees. At the indicative £275,000 GDV, 75% refinancing would be £206,250, implying £53,450 of theoretical cash released before finance costs, taxes and works. This is not a guaranteed refinance outcome, and the calculation excludes any refurbishment because no condition evidence or works budget is supplied.

Buy-to-Let Analysis

The only rental evidence is an advertised asking rent of £1,100 pcm, not an achieved rent. This equates to £13,200 annually and an indicative gross yield of 8.74% on the £151,000 guide, or 8.64% on the guide plus the known £1,800 documentation fee. These figures exclude finance, maintenance, voids, management, insurance, tax and any seller fees. The property has three bedrooms, a garage and drive, but letting demand and achievable rent require confirmation.

Flip Analysis

Using the indicative £275,000 GDV and the analysed acquisition cost of £152,800, the gross difference is £122,200 before works, selling costs, finance, taxes and unknown seller fees. A net flip surplus cannot be calculated because no refurbishment budget or supported selling allowance is provided. The GDV relies mainly on one nearby 2025 detached-house comparable rather than a directly comparable current sale of the subject.

Investor Risks & Due Diligence

• The £1,100 pcm figure is an advertised asking rent rather than an achieved passing rent.

• No condition or refurbishment information is supplied, including confirmation of the heating system.

• The GDV is principally based on a nearby property at 9 Heywood Road, not a current sale of the subject property.

• Additional seller fees may apply under the Special Conditions of Sale and are not quantified.

• Refinance at 75% of GDV is not guaranteed and may be affected by valuation, condition, lender criteria and affordability.

• The calculations exclude finance costs, taxes, maintenance, voids, management, insurance and selling costs.

Recommendation

Potential buy-to-let or value-led purchase subject to inspection, rent validation and review of the Special Conditions. Do not rely on the indicative GDV or BRRRR refinance until condition, financeability and resale evidence are independently confirmed.

Strategy Rating

Analysis Confidence

The property description, guide price, known documentation fee, one asking-rent listing and one recent nearby comparable are available. However, condition, works, heating, seller fees, achieved rent and directly comparable current sales are not evidenced.