18 Vineyard Road, Wellington, Telford, TF1 1HA

Description

A Vacant Freehold Four Bedroom Detached Property on a large corner plot which may have development potential, subject to planning. The property is in need of refurbishment throughout.

Accommodation

Ground Floor: Hall, Three Reception Rooms, Kitchen, Bathroom/WC, Rear Lobby. First Floor: Landing, Four Bedrooms, Store Room. Outside: Gardens and Stores.

Location

The property is located in Wellington, Telford.

Tenure / Property Information

Investment Analysis

The only recent supplied completed-sale evidence is the same property at £200,000 on 6 December 2024, with an older sale at £154,000 in 2007. £200,000 is therefore used as an indicative base GDV, but it is not a formal valuation and no condition-adjusted comparable evidence is supplied. Low and high GDV scenarios cannot be supported from the evidence.

Investment Snapshot

Strategy Recommendation

Treat as a conditional refurbishment or flip opportunity only after reviewing the legal pack, obtaining a full survey and securing priced refurbishment and selling-cost estimates. Do not rely on the £200,000 figure as a guaranteed GDV or assume development potential without planning confirmation.

Works Required

The property is described as requiring refurbishment throughout. A survey and contractor schedule are required before specifying or pricing works; the supplied evidence does not identify individual defects or a quantified refurbishment scope.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A potential BRRR structure is suggested by the low guide relative to the £200,000 same-property completed sale, but the refurbishment budget, achievable rent, finance costs and refinance valuation are unsupported. Refinance and cash-left-in calculations cannot be reliably completed.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Refurbishment costs, finance, taxes and other completion costs are also unquantified. The £2,700 administration charge is known and payable on the fall of the gavel.

Flip Analysis

The supplied same-property sale supports an indicative £200,000 resale benchmark. However, refurbishment costs, selling costs, taxes and any special-condition costs are unknown, so a reliable flip surplus or maximum bid cannot be calculated. The large corner plot may have development potential, but this is expressly subject to planning.

Investor Risks & Due Diligence

• The property is stated to require refurbishment throughout, but the scope and cost are unknown.

• The £200,000 evidence is a single same-property completed sale and is not a formal condition-adjusted valuation.

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

• Potential development of the large corner plot is subject to planning and is not established.

• Additional costs may be included in the Special Conditions and are not supplied.

• The £2,700 administration charge is payable at the fall of the gavel or end of the online auction.

• EPC rating E may indicate future compliance or improvement considerations, but required works are not evidenced.

Recommendation

Treat as a conditional refurbishment or flip opportunity only after reviewing the legal pack, obtaining a full survey and securing priced refurbishment and selling-cost estimates. Do not rely on the £200,000 figure as a guaranteed GDV or assume development potential without planning confirmation.

Strategy Rating

Analysis Confidence

The analysis has a recent same-property completed sale and a stated guide price, but lacks refurbishment costs, rental evidence, detailed condition, finance and selling-cost information. Additional legal-pack costs are also unknown.