2 A-C Queens Road, Loughborough, Leicestershire

Description

A freehold investment opportunity comprising a block of three flats. Offered fully let with a combined rental income of £20,280 per annum.

Accommodation

Flat 2a: Let at £650 pcm. Ground-floor flat with its own entrance directly from Queens Road, comprising three bedrooms, a large living room, spacious kitchen/diner, bathroom and private courtyard. Flat 2b: Let at £550 pcm. One-bedroom first-floor apartment accessed via a communal entrance, comprising an open-plan kitchen and living room, large bedroom and bathroom. Flat 2c: Let at £490 pcm. Two-bedroom duplex apartment arranged over the first and second floors, comprising a kitchen/living room, bathroom and large bedroom, with a further second-floor bedroom benefiting from its own en-suite.

Location

Queens Road is conveniently positioned within Loughborough, providing access to local shops, supermarkets, cafés, restaurants and everyday amenities. Loughborough town centre offers wider retail and leisure facilities. The town's railway station provides services towards Leicester, Nottingham, Derby and London St Pancras. Road connections include the A6 and A512, with access to the M1 and surrounding East Midlands employment centres. Local schools and Loughborough University further support demand for rental accommodation in the area.

Tenure / Property Information

Investment Analysis

The property comprises three fully let flats producing supplied combined rent of £20,280 per annum. No completed sales, GDV evidence, condition report, EPC, or comparable investment evidence has been supplied, so market value and resale value cannot be reliably estimated. At the £235,000 guide, the gross yield on the guide price is approximately 8.63%, before the 4.8% buyer premium, finance, maintenance, management, voids, tax and other costs.

Investment Snapshot

Strategy Recommendation

Assess primarily as a fully let buy-to-let block, subject to verifying the tenancies, rent payments, legal title, compliance and all auction special-condition fees. Do not bid on a flip or BRRR basis without valuation and cost evidence.

Works Required

No refurbishment works are evidenced. Undertake legal, tenancy, condition and compliance due diligence, with any physical works dependent on inspection.

Rental & Market Context

Potential BRRR Position

A BRRR analysis cannot be completed because no GDV, refurbishment budget, financing terms or refinance valuation evidence has been supplied. The known guide price plus buyer premium would be £246,280 before any other costs, but total project cost remains unsupported.

Buy-to-Let Analysis

The supplied passing rent is £1,690 pcm, or £20,280 annually. Against the £235,000 guide, this indicates an 8.63% gross yield. The buyer premium is 4.8% including VAT, equating to £11,280 at the guide, before any additional fees or operating costs; therefore the net yield will be lower. The separate £900 pcm six-bedroom asking-rent evidence is not directly comparable to this three-flat block and has not been used.

Flip Analysis

A flip appraisal cannot be supported because there are no completed sales, GDV evidence, refurbishment costs or selling-cost allowance. The property is already fully let, so resale would also require consideration of the existing tenancies.

Investor Risks & Due Diligence

• The 4.8% buyer premium is payable in addition to the purchase price, with further fees potentially stated in the Special Conditions of Sale.

• No EPC, condition, heating, council-tax or parking information has been supplied.

• Existing tenancy terms, rent payment history, deposits, compliance certification and lease documentation have not been provided.

• No GDV, completed comparable sales or refurbishment-cost evidence has been supplied.

• Gross yield excludes management, maintenance, insurance, voids, finance, taxation and other ownership costs.

Recommendation

Assess primarily as a fully let buy-to-let block, subject to verifying the tenancies, rent payments, legal title, compliance and all auction special-condition fees. Do not bid on a flip or BRRR basis without valuation and cost evidence.

Strategy Rating

Analysis Confidence

The rent, occupancy, tenure, guide price and buyer premium are supplied, but there is no valuation evidence, condition information, refurbishment budget, EPC, operating-cost data, finance information or special-conditions schedule.