178 New Street, Blackrod, Bolton, Lancashire BL6 5AU

Description

A two bedroom semi-detached cottage requiring complete renovation. The property comprises of lounge, large dining room, kitchen, utility room and under stairs storage to the ground floor with access to a rear yard. To the first floor are two bedrooms with views over Rivington Pike to the front and Belmont to the rear plus a family bathroom.

Accommodation

Ground floor: lounge, large dining room, kitchen, utility room and under stairs storage, with access to a rear yard. First floor: two bedrooms and a family bathroom.

Location

The property is located in the sought after area of Blackrod, close to local amenities, schools and transport links.

Tenure / Property Information

Investment Analysis

Recent sold evidence on New Street ranges from £125,000 to £177,500. The two most recent sales were £165,000 in January 2026 and £168,000 in October 2024. These are not confirmed identical properties and do not establish floor area, specification or condition. An indicative base GDV of £165,000 is used, with £125,000 low and £177,500 high scenarios. The property requires complete renovation, but no refurbishment budget or rental evidence is supplied.

Investment Snapshot

Strategy Recommendation

Treat as a refurbishment-led project only after obtaining a full survey, legal-pack review, measured works quotation and rental evidence. Do not set a bid limit from the guide price alone.

Works Required

Complete renovation is stated as required. The supported scope comprises refurbishment of the lounge, dining room, kitchen, utility room, two bedrooms and family bathroom, together with any other works identified by survey and the legal pack. No detailed schedule or cost evidence is supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A potential BRRR structure is indicated by the vacant status and sold evidence, but refurbishment cost, finance cost, rent and refinance valuation are unsupported. At the indicative base GDV, 75% refinance would be £123,750. This cannot be compared with total project cost because works and other costs are unknown.

Buy-to-Let Analysis

BTL cannot be underwritten from the supplied evidence because no sufficiently specific rental comparable or auctioneer rent estimate is provided. Gross yield, operating return and maximum bid cannot therefore be established. The current EPC rating is G and the property requires complete renovation.

Flip Analysis

The indicative base GDV is £165,000, based primarily on the most recent supplied comparable at £165,000. Flip surplus cannot be calculated because complete-renovation costs, selling costs and other project costs are not supplied. The guide price is £70,000, with a known minimum admin charge of £3,600 including VAT, before any disbursements or other fees.

Investor Risks & Due Diligence

• Complete renovation requirement with no supplied works budget or detailed condition survey.

• No sufficiently specific rental evidence, so BTL yield and cash flow are unverified.

• Comparable sales differ in property type and their size, specification and condition are not supplied.

• Leasehold title requires legal-pack review; lease terms, ground rent and service-charge information are not supplied.

• The £3,600 minimum admin charge applies at the £70,000 guide, with possible additional disbursements and other fees.

• Current EPC rating is G, but the cost and scope of any required energy improvements are unknown.

Recommendation

Treat as a refurbishment-led project only after obtaining a full survey, legal-pack review, measured works quotation and rental evidence. Do not set a bid limit from the guide price alone.

Strategy Rating

Analysis Confidence

There is useful local completed-sale evidence and a stated vacant leasehold property description, but no floor area, detailed condition schedule, refurbishment cost, rent, finance assumptions, selling allowance or complete fee schedule.