18 Dunkirk Road, Fishponds, Bristol BS16 3DJ

Description

A freehold mid-terraced period house on a quiet residential street near Fishponds High Street and Eastville Park, with excellent access to Bristol city centre. The property requires modernisation and has scope for an attic conversion, subject to gaining the necessary consents.

Accommodation

760 sq ft arranged over 2 floors, comprising 2 reception rooms and a kitchen on the ground floor, 2 bedrooms and a bathroom upstairs, plus an enclosed rear garden.

Location

Located in Fishponds, Bristol, near Fishponds High Street and Eastville Park, with access to the city, regular buses, a nearby train station, the University of the West of England, local schools, shops, cafes and restaurants.

Tenure / Property Information

Investment Analysis

Five same-road completed sales range from £305,500 to £348,000. The three most recent sales range from £330,000 to £348,000, averaging approximately £337,667. A base GDV of £338,000 is therefore used, with a £330,000–£348,000 evidence-supported scenario range. The subject’s modernisation requirement may affect the achievable result, but no quantified adjustment is supported.

Investment Snapshot

Strategy Recommendation

Potential value-led refurbishment and refinance or resale, subject to a full inspection, quantified works schedule, legal review and confirmation that the modernised end value remains supported by the comparable sales. Do not rely on the headline yield without validating the rent and total project cost.

Works Required

Modernisation of the existing two-storey house is indicated, but the evidence does not specify the required items or costs. An attic conversion is described as having scope, subject to obtaining the necessary consents; no conversion cost is assumed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £150,000 guide, the 75% refinance amount against the £338,000 base GDV would be approximately £253,500. However, refurbishment costs, total acquisition costs beyond the stated £1,800 buyer premium, finance costs and the resulting cash requirement are unavailable, so cash left in and overall BRRR viability cannot be calculated reliably.

Buy-to-Let Analysis

The advertised two-bedroom rent is £1,450 pcm, equivalent to £17,400 annually. Against the £150,000 guide, this indicates an 11.6% gross yield before refurbishment, finance, tax, insurance, maintenance and voids. Yield on total project cost cannot be established because refurbishment costs are unavailable. The rent is an advertised asking rent, not an achieved or passing rent.

Flip Analysis

The completed-sale evidence supports a base resale value of approximately £338,000, with a £330,000–£348,000 range. A flip surplus cannot be calculated because no refurbishment allowance, selling costs or full acquisition-cost assumption is supplied. The property is explicitly described as requiring modernisation.

Investor Risks & Due Diligence

• The property requires modernisation, but no quantified refurbishment scope or cost is available.

• The potential attic conversion is subject to obtaining the necessary consents.

• The £1,450 pcm figure is an advertised asking rent rather than an achieved or passing rent.

• EPC information is currently TBC.

• The auction guide is £150,000 +++, and the stated £1,800 buyer premium is payable on exchange; other costs are not supplied.

Recommendation

Potential value-led refurbishment and refinance or resale, subject to a full inspection, quantified works schedule, legal review and confirmation that the modernised end value remains supported by the comparable sales. Do not rely on the headline yield without validating the rent and total project cost.

Strategy Rating

Analysis Confidence

Good same-road completed-sale evidence and one advertised rental listing are available, but condition costs, EPC, full acquisition costs, finance assumptions and achieved rent are not supplied.