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19 James Street, Rotherham, South Yorkshire S60 1JU
Marketed by:
BTG Eddisons
340 Deansgate, Manchester M3 4LY, UK
0345 646 2288
19 James Street – Rotherham
19 James Street, Rotherham, South Yorkshire S60 1JU
For Sale
£57,000+
Key Features
Residential Investment
Located in Rotherham
Guide price £57,000+
Status: For Sale
Description
Description A larger then average four bedroom, two reception room bay windowed terrace property requiring some general modernisation and having gas central heating and double glazing. The accommodation comprises an entrance hall, bay windowed lounge, dining room and kitchen on the ground floor.
On the first floor are three good size bedrooms and the bathroom whilst to the second floor is a further large double bedroom. Outside there are enclosed courtyards to both the front and rear. Tenure Freehold
Investment Analysis
Investment Snapshot
| Guide Price | £57,000+ |
| Refurbishment / Works Budget | £30,500–£53,000 |
| Purchase + Works | £87,500–£110,000 |
| Estimated GDV | £133,000 low / £145,000 base / £157,000 high |
| Estimated Private Rent | £1,050 pcm |
| Potential Annual Rent | £12,600 pa |
| Gross Yield on Guide | 22.1% |
| 75% Refinance – Base GDV | £108,750 |
| Approx. Capital Left In | £0 |
| Indicative Flip Surplus | £36,772 |
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
29 James Street – terrace – sold Jan 2024 £151,222
22 James Street – 3-bed detached – sold Jul 2020 £118,000
James Street current street evidence ranges widely by size/type
HB estimated GDV: £133,000 low / £145,000 base / £157,000 high. The range reflects comparable quality, condition and the fact that auction stock can trade below normal owner-occupier market value.
Proposed Works
| Strip-out/preliminaries | £2,000–£3,500 |
| Kitchen | £6,000–£9,000 |
| Bathroom | £4,000–£6,000 |
| Electrical remedials | £2,500–£5,000 |
| Heating/plumbing | £2,500–£5,000 |
| Plastering | £2,500–£5,000 |
| Flooring | £2,500–£4,500 |
| Decoration | £3,000–£5,000 |
| External/joinery | £2,000–£4,000 |
| Contingency | £3,500–£6,000 |
| Total | £30,500–£53,000 |
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 £1,050 pcm (£12,600 pa). For scenario testing, use roughly £966 / £1,050 / £1,134 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
| Low | Base | High | |
| Purchase | £57,000 | £57,000 | £57,000 |
| Works | £53,000 | £41,750 | £30,500 |
| GDV | £133,000 | £145,000 | £157,000 |
| Rent pcm | £966 | £1,050 | £1,134 |
| 75% refinance | £99,750 | £108,750 | £117,750 |
Buy-to-Let
Base rent £1,050 pcm gives 22.1% gross yield on guide and 12.8% on guide plus midpoint works. These are gross yields before voids, repairs, management, insurance and finance.
BRRR Analysis
Guide £57,000 + midpoint works £41,750 + auction fee allowance £1,026 + legal/valuation £1,500 + indicative six-month bridge/arrangement cost £2,594 + holding allowance £1,500 gives a pre-SDLT all-in cost of approximately £105,370. At base GDV £145,000, a 75% refinance is £108,750, leaving approximately £0 capital in before SDLT. Low/high refinance outcomes are £99,750 / £117,750.
Flip Analysis
Using base GDV £145,000, pre-SDLT all-in cost £105,370 and selling/legal allowance £2,859, indicative pre-tax/pre-SDLT flip surplus is £36,772. That is approximately 34.9% profit on cost and 25.4% 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 £80,256. 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.
Auction Details :
BTG Eddisons
Auction Date :
29/09/26
Lot Number :
043
Property Location:
19 James Street, Rotherham, South Yorkshire S60 1JU
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