18 Park Road, Doncaster, South Yorkshire DN1 2QH

Description

Description A four room HMO which is currently fully let producing £17,680 per annum located on Park Road within the city centre. The property has gas central heating, double glazing and it is worth noting that all rooms have their own separate metered utilities.

The property comprises a communal Entrance Hall, Room One, Room Two, Communal Kitchen and Bathroom on the ground floor, To the first floor are two further Rooms. Outside, there is a small front garden at the front with an enclosed rear garden and detached garage / store.

Accommodation Ground Floor Entrance Hall, Room One, Room Two, Kitchen, Bathroom, First Floor Room Two, Room Three, Outside Front garden, enclosed rear garden, detached garage / store. Tenure Freehold

Investment Analysis

Investment Snapshot

Underwriting basis. This is an indicative desktop appraisal. GDV is an estimated post-works/open-market value, not a guaranteed valuation. Comparable research is widened from the same street/postcode to the surrounding market up to approximately five miles where necessary.

Market Comparables

• 20 Park Road – 2-bed terrace – sold Nov 2025 £73,250

• 52 Park Road – terrace – sold Nov 2023 £80,000

• 14 Park Road – 2-bed terrace – sold May 2022 £118,000

HB estimated GDV: £92,000 low / £100,000 base / £108,000 high. The range reflects comparable quality, condition and the fact that auction stock can trade below normal owner-occupier market value.

Proposed Works

The allowance follows the auction description/visible condition and investor-standard refurbishment scope. It is not a structural survey or contractor quotation.

Rental Value

Working market rent is approximately £1,473 pcm (£17,680 pa). For scenario testing, use roughly £1,355 / £1,473 / £1,591 pcm for low/base/high cases. This is an indicative market-rent estimate and should be read alongside any passing tenancy stated by the auctioneer.

Low / Base / High Investment Scenario

Buy-to-Let

Base rent £1,473 pcm gives 27.2% gross yield on guide and 22.6% on guide plus midpoint works. These are gross yields before voids, repairs, management, insurance and finance.

BRRR Analysis

Guide £65,000 + midpoint works £13,250 + auction fee allowance £1,170 + legal/valuation £1,500 + indicative six-month bridge/arrangement cost £2,958 + holding allowance £1,500 gives a pre-SDLT all-in cost of approximately £85,378. At base GDV £100,000, a 75% refinance is £75,000, leaving approximately £10,378 capital in before SDLT. Low/high refinance outcomes are £69,000 / £81,000.

Flip Analysis

Using base GDV £100,000, pre-SDLT all-in cost £85,378 and selling/legal allowance £2,220, indicative pre-tax/pre-SDLT flip surplus is £12,402. That is approximately 14.5% profit on cost and 12.4% of GDV. A 5% sale-price reduction and 15% works overrun should be stress-tested before bidding.

Maximum Bid Indicator

For an indicative 15% pre-tax profit-on-cost target before SDLT, the desktop purchase ceiling is approximately £67,186. This is a screening figure, not a formal valuation or bidding recommendation.

Strategy Rating

Buy-to-Let: ★★★★☆ | BRRR: ★★★★☆ | Flip: ★★★★☆

Key Risks

Confirm legal title/tenure, occupancy, planning/licensing, service charge/ground rent where relevant, structural condition, utilities, abnormal works and finance terms. Market comparables are indicative and should be refreshed immediately before bidding.