19 Lydney Road, Southmead, Bristol

Description

A freehold end of terrace house occupying a generous plot, located within easy reach of Southmead Hospital and employers including Airbus. The property has a large enclosed rear garden and off-street parking for 2 vehicles.

Accommodation

656 sq ft arranged over two floors, comprising an open-plan kitchen diner, main shower room, a ground-floor bedroom with en-suite shower room, and 3 bedrooms upstairs.

Location

Located in Southmead, with easy access to Southmead Hospital, Airbus and Rolls Royce. Local amenities are available on Southmead Road, and Lidl supermarket is nearby. The location also has rental demand including from students at UWE.

Tenure / Property Information

Investment Analysis

The strongest evidence is 31 Lydney Road, a terraced freehold property sold for £255,000 in March 2025. Older Lydney Road sales range from £150,000 to £205,000 but are less current and provide limited direct guidance. The subject is an end terrace with four bedrooms, but the comparable bedroom count and condition are not supplied. A base GDV of £255,000 is therefore used as an evidence-led estimate, not a formal valuation. This is £20,000 below the auction guide before buyer costs.

Investment Snapshot

Strategy Recommendation

Do not proceed at the guide on the supplied evidence. A purchase would require a materially lower auction price, confirmed condition and stronger valuation evidence; BTL may show an attractive headline gross yield but remains dependent on achieving the advertised rent.

Works Required

No specific defects or refurbishment items are evidenced. Allowance for works cannot be quantified; condition, services, kitchen, bathrooms, decoration and compliance should be verified before bidding. The property is vacant and may require letting preparation, but no cost is supported.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £275,000 guide plus the £1,800 buyer premium, the known acquisition cost is £276,800 before any works or other costs. A 75% refinance against the £255,000 base GDV would provide approximately £191,250, leaving indicative cash tied in of £85,550 before finance, tax and unknown refurbishment costs. The base position is therefore negative by £21,800 before finance and tax, with no supported works allowance included.

Buy-to-Let Analysis

Using the midpoint of the two advertised asking rents, annual gross rent is estimated at £26,178. This equates to approximately 9.52% gross yield on the £275,000 guide and 9.46% on the guide plus the £1,800 buyer premium, excluding works, finance, taxes and other costs. The rents are advertised asking rents rather than achieved rents, and no operating-cost evidence is supplied.

Flip Analysis

The £255,000 base GDV is below the £275,000 guide before the buyer premium. Including the £1,800 buyer premium gives a known cost of £276,800 before works, selling costs, finance and tax, so a profitable flip is not supported by the supplied evidence. No selling-cost allowance or refurbishment budget is evidenced.

Investor Risks & Due Diligence

• The £275,000 guide is £20,000 above the strongest recent same-road sale at £255,000 before the buyer premium.

• The two rental figures are advertised asking rents, not achieved or passing rents.

• No condition report or refurbishment cost evidence is supplied.

• Unknown works, finance, tax, selling and other transaction costs could materially worsen returns.

• The £6,800 security deposit is required to register to bid and the £1,800 buyer premium is payable on exchange.

Recommendation

Do not proceed at the guide on the supplied evidence. A purchase would require a materially lower auction price, confirmed condition and stronger valuation evidence; BTL may show an attractive headline gross yield but remains dependent on achieving the advertised rent.

Strategy Rating

Analysis Confidence

There is one recent same-road sale and two advertised rental figures, but comparable bedroom counts, property condition, refurbishment costs, achieved rent, selling costs and several transaction costs are not supplied.