18 Layburn Place, Peterlee, County Durham, SR8 2BD

Description

This property offers an excellent opportunity for both investors and owner-occupiers, situated in an area of good rental demand. The property is presented in good condition and would be suitable for immediate occupation or letting. There is also scope for further improvement and modernisation.

Accommodation

Entrance porch leading into the main living accommodation, with a spacious lounge and a fitted kitchen to the ground floor. To the first floor are the bedrooms and family bathroom.

Location

Situated in Peterlee, County Durham, in an area of good rental demand.

Tenure / Property Information

Investment Analysis

The five supplied completed sales on Layburn Place range from £39,950 to £90,000, with a median of £71,500. The subject is described as a two-bedroom terraced home in good condition, but the evidence provides no floor area, detailed condition schedule or direct comparable condition information. A base GDV of £71,500 is therefore indicative only, with a broad evidence-supported range of £39,950–£90,000. The £55,000 guide is below the base comparable indication, before the £1,500 buyer premium and £3,600 administration charge.

Investment Snapshot

Strategy Recommendation

Proceed only after reviewing the legal pack and confirming tenure, condition, total acquisition costs and a realistic local rent. On the supplied evidence, this is better considered for owner occupation or a cautious value-led purchase than as an underwritten BTL or BRRR project.

Works Required

The property is described as being in good condition and suitable for immediate occupation or letting. No specific defects or mandatory works are evidenced. Potential further improvement and modernisation is mentioned, but no reliable scope or cost can be quantified.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the indicative £71,500 base GDV, a 75% refinance would be approximately £53,625. A meaningful BRRR cash-left-in or equity calculation cannot be completed because refurbishment costs, rent, finance costs and some acquisition costs are unsupported. The stated buyer premium and administration charge alone total £5,100.

Buy-to-Let Analysis

BTL appraisal cannot establish rent, gross yield or cash flow because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. The description states good rental demand, but this is not a quantified rent or achieved-rent evidence. The £5,100 stated buyer and administration charges would also need to be included alongside the purchase price, with other possible legal and disbursement costs remaining unknown.

Flip Analysis

The comparable evidence indicates a possible base resale value of £71,500, but the wide £39,950–£90,000 range shows substantial uncertainty. A flip surplus cannot be calculated because works, acquisition costs beyond the stated charges, selling costs and any finance costs are not fully evidenced.

Investor Risks & Due Diligence

• Comparable sale prices vary materially from £39,950 to £90,000, creating significant valuation uncertainty.

• No sufficiently specific rental evidence is supplied, so rental yield and cash flow cannot be assessed.

• Tenure and legal details are stated to be in the legal pack and remain unconfirmed.

• Refurbishment and modernisation costs are not quantified.

• Additional search fees, seller-cost reimbursement, legal fees, transfer fees and other disbursements may apply.

• The stated £1,500 buyer premium and £3,600 administration charge are payable on exchange and must be allowed for.

Recommendation

Proceed only after reviewing the legal pack and confirming tenure, condition, total acquisition costs and a realistic local rent. On the supplied evidence, this is better considered for owner occupation or a cautious value-led purchase than as an underwritten BTL or BRRR project.

Strategy Rating

Analysis Confidence

There are five relevant completed sales and stated auction charges, but rental evidence, tenure, floor area, EPC, detailed condition, refurbishment costs and full purchase expenses are unavailable.