18, Forest Road, Fishponds, Bristol, BS16 3XJ

Description

A deceptively spacious mid-terrace property situated on Forest Road, in the popular residential area of Fishponds, offering excellent potential for improvement and modernisation throughout. The accommodation comprises two well-proportioned double bedrooms, together with an additional first-floor room offering versatility as a study, dressing room or potential bathroom. The ground floor includes a generous open-plan kitchen/diner, separate living room, family bathroom and useful utility room. Externally, the property benefits from off-street parking to the front and a substantial rear garden, providing excellent outdoor space. An ideal opportunity for buyers seeking a property with scope to refurbish, personalise and add value, in a well-established residential location.

Accommodation

Two double bedrooms; additional first-floor room offering versatility as a study, dressing room or potential bathroom; open-plan kitchen/diner; separate living room; family bathroom; utility room. Please refer to floorplan for approximate room measurements and internal layout.

Location

Situated on Forest Road in the popular residential area of Fishponds, East Bristol. The location benefits from local shops, cafés, supermarkets, schools and everyday amenities, with Fishponds High Street within easy reach. Regular bus services provide access to Bristol City Centre and surrounding areas. The A4174 ring road and wider motorway network are also accessible.

Tenure / Property Information

Investment Analysis

The supplied completed sales on Forest Road range from £266,870 to £335,000. The nearest and most recent comparable is 20 Forest Road at £266,870 in August 2026; other sales achieved £315,000–£335,000 but may differ in size, condition and specification. A provisional base GDV of £300,000 is used as an evidence-led midpoint, with a low scenario of £266,870 and high scenario of £335,000. This is not a formal valuation because the subject's floor area, condition detail and tenure are unconfirmed.

Investment Snapshot

Strategy Recommendation

Proceed only as a conditional refurbishment-led purchase after reviewing the legal pack, confirming tenure, inspecting condition and obtaining a detailed works budget. Do not rely on BTL returns or BRRR cash extraction until rent and project costs are evidenced.

Works Required

Modernisation and improvement throughout, as described by the auctioneer. Review the kitchen, bathroom, utility room, finishes and general presentation. Assess whether the additional first-floor room can practically and legally be converted to a bathroom; no costed scope or condition survey has been supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £185,000 guide, the stated buyer premium adds £2,280, before any refurbishment, finance, legal or other costs. A 75% refinance against the provisional £300,000 base GDV would be £225,000, but the cash position cannot be established without a supported works budget and complete project costs. Tenure and legal-pack matters also require confirmation.

Buy-to-Let Analysis

BTL analysis cannot be completed reliably because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Rental income, operating costs, finance costs and achievable yield therefore remain unsupported.

Flip Analysis

The provisional GDV scenarios indicate resale evidence between £266,870 and £335,000. However, refurbishment costs, selling costs, purchase costs beyond the stated premium and the property's actual condition are not sufficiently evidenced, so a reliable flip surplus or maximum bid cannot be calculated.

Investor Risks & Due Diligence

• Refurbishment scope and cost are not quantified despite the stated need for modernisation.

• No sufficiently specific rental evidence is available, preventing a reliable BTL yield assessment.

• Tenure is unconfirmed and must be checked in the auction legal pack.

• Comparable sales may differ from the subject in size, layout, specification and condition.

• Additional purchase, finance, legal and resale costs are not fully supplied.

• The potential first-floor bathroom conversion may require technical, planning, building-regulations and services checks.

Recommendation

Proceed only as a conditional refurbishment-led purchase after reviewing the legal pack, confirming tenure, inspecting condition and obtaining a detailed works budget. Do not rely on BTL returns or BRRR cash extraction until rent and project costs are evidenced.

Strategy Rating

Analysis Confidence

There are several nearby completed sales and a stated guide price, but no rental evidence, floor-area data, detailed condition survey, refurbishment budget, tenure confirmation, full fee schedule or selling-cost allowance.