19 Clarence Road, Sutton Coldfield, B74 4AE

Description

A vacant freehold extended detached property, with potential for a side extension and loft conversion to create a substantial 5 Bedroom Home. A large three bedroom detached property, standing back from the road behind a driveway and foregarden, with the benefit of a rear timber cabin with plumbing and electricity. The property has recently undergone a scheme of rear extension work to create a substantial open plan, south facing, kitchen/diner/reception room. The property also has potential for a side extension and loft extension, to create a substantial 5 bedroom property, as per the attached drawings/plans. The supporting groundworks and rear steel structure are already in place for the proposed upper floors.

Accommodation

Ground Floor: Hall, Reception Room, Snug, Open Plan Kitchen/Diner/Reception, Utility Room, WC and Garage Access. Current First Floor: Landing, Three Bedrooms, Bathroom/WC. Proposed First Floor: Landing, Four Bedrooms (one with ensuite shower room/WC) Bathroom/WC. Proposed Second Floor: Master Bedroom with Dressing area and Ensuite Bathroom/WC. Outside: Driveway, Gardens, Side Garage, Rear Timber Cabins (with power and plumbing) currently comprising Kitchenette/Reception/Bedroom together with storage areas, Shower And WC.

Location

The property is located on the south west side of Clarence Road, within the popular suburb of Four Oaks. It's within the catchment area of Athur Terry School and within 0.5 miles from Butlers Lane Train Station, providing access into Birmingham City Centre.

Tenure / Property Information

Investment Analysis

The strongest evidence is the same-road detached freehold sale at £800,000 in December 2022. Other supplied sales are materially older and range from £365,000 to £390,000. The £495,000 guide is substantially below the £800,000 comparable, but the comparable is a different property and the proposed five-bedroom configuration, planning status, specification and completion costs are not evidenced. £800,000 is therefore used as an indicative base GDV only, not a formal valuation.

Investment Snapshot

Strategy Recommendation

Proceed only after reviewing the legal pack and obtaining verified planning/building-regulation status, a detailed contractor cost plan and a current valuation appraisal. At the supplied guide, the opportunity appears more dependent on development and resale value than on its current BTL income.

Works Required

The property has recently undergone rear extension work, with supporting groundworks and a rear steel structure reportedly already in place for proposed upper floors. Further works described are a potential side extension and loft/upper-floor conversion to create the proposed four-bedroom first floor and master bedroom second floor, together with associated bathrooms and ensuite facilities. No construction budget, planning consent, building-regulation approval or completion specification is supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the indicative £800,000 GDV, a 75% refinance would be £600,000. However, the required purchase, construction and other project costs cannot be calculated because no works budget or full special-conditions cost schedule is supplied. The viability of a BRRR strategy therefore depends on obtaining verified construction costs, approvals and a lender-acceptable completed valuation.

Buy-to-Let Analysis

The supplied asking-rent evidence is £1,300–£1,550 pcm for three-bedroom houses. This implies an annual rent range of £15,600–£18,600 and a gross yield on the £495,000 guide of approximately 3.15%–3.76%, before finance, maintenance, voids, management, tax and acquisition costs. A yield on total project cost cannot be established because works and any additional completion costs are unknown. The rent evidence is advertised asking rent, not achieved rent.

Flip Analysis

The indicative base GDV is £800,000, supported principally by the £800,000 same-road sale from December 2022. Against the £495,000 guide, this shows a £305,000 gross difference before the £2,700 administration charge, stamp duty, construction costs, finance, selling costs and any other special-condition costs. A reliable net flip surplus cannot be calculated without those figures and confirmation of the completed scheme's value.

Investor Risks & Due Diligence

• The £800,000 comparable is from December 2022 and is not evidence of a current completed five-bedroom valuation.

• The proposed side extension and loft conversion, including the described upper-floor steel structure, have no supplied planning, building-regulation or completion evidence.

• No construction or refurbishment cost estimate is supplied, so total cost, maximum bid and net profit cannot be calculated.

• Additional costs may be contained in the legal pack; only the £2,700 administration charge is supplied.

• Rental figures are advertised asking rents rather than achieved rents and relate to three-bedroom houses.

• Stamp duty, finance, selling and other government or transaction costs are excluded from the supplied figures.

Recommendation

Proceed only after reviewing the legal pack and obtaining verified planning/building-regulation status, a detailed contractor cost plan and a current valuation appraisal. At the supplied guide, the opportunity appears more dependent on development and resale value than on its current BTL income.

Strategy Rating

Analysis Confidence

There is useful same-road sold-price and rental evidence, but the key five-bedroom GDV, works cost, approvals, selling costs and full auction special conditions are not supplied. The main comparable is also from 2022 and may not reflect the current market.