19 Metfield Place, Bolton, Lancashire BL1 4UJ

Description

Description A well-presented three bedroom terraced property offered for sale with our joint agents Cardwells Estate Agents Bolton.

The property provides comfortable and well-maintained accommodation which is likely to appeal to a range of buyers, including first-time buyers, downsizers and rental investors.

Internally, the accommodation comprises an entrance hall, dining kitchen, lounge, two double bedrooms, a further third bedroom/box room and a bathroom with three-piece suite.

Accommodation Ground Floor: Hall Lounge - 4.4m x 3.0m Kitchen - 4.1m x 2.5m Rear Porch - 1.6m x 1.0m First Floor: First Floor Landing Bedroom 1 - 4.4m x 2.5m Bedroom 2 - 2.7m x 2.5m Bedroom 3 - 2.0m x 1.8m Bathroom - 1.8m x 1.5m Outside Externally, the property benefits from a pedestrian frontage and an attractive, low-maintenance rear garden.

On-road parking and nearby car park parking are available within close proximity. Tenure Freehold Occupancy Vacant possession upon completion

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

• 19 Metfield Place – current modelled value £122,000 (postcode/EPC comparable model)

HB estimated GDV: £112,000 low / £122,000 base / £132,000 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 £788 pcm (£9,455 pa). For scenario testing, use roughly £725 / £788 / £851 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 £788 pcm gives 8.0% gross yield on guide and 7.2% on guide plus midpoint works. These are gross yields before voids, repairs, management, insurance and finance.

BRRR Analysis

Guide £118,000 + midpoint works £13,250 + auction fee allowance £2,124 + legal/valuation £1,500 + indicative six-month bridge/arrangement cost £5,369 + holding allowance £1,500 gives a pre-SDLT all-in cost of approximately £141,743. At base GDV £122,000, a 75% refinance is £91,500, leaving approximately £50,243 capital in before SDLT. Low/high refinance outcomes are £84,000 / £99,000.

Flip Analysis

Using base GDV £122,000, pre-SDLT all-in cost £141,743 and selling/legal allowance £2,532, indicative pre-tax/pre-SDLT flip surplus is £-22,275. That is approximately -15.7% profit on cost and -18.3% 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 £85,058. 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.