2 Abney Road, Mossley, Ashton-under-Lyne, OL5 0AG

Description

A FOUR-BEDROOM DETACHED character property, located in the sought-after town of Mossley. The accommodation is split over three floors and comprises entrance hall, dining room, and kitchen to the ground floor. A few steps lead to two bedrooms and a modern shower room. Back to the entrance hall, a set of stairs lead down to the lower ground floor where there are a further two bedrooms, a lounge with feature fireplace, a bathroom, and a utility room. Externally, there is a patio area which also provides access to neighbouring properties; however, this area was previously used to park a single car. From the rear of the property is also an outbuilding. The property requires some TLC but represents a great opportunity for the next owner to breathe new life into this spacious home.

Accommodation

Lower ground floor: living room, bedroom one, bedroom two, bathroom, utility room, outbuilding. Ground floor: living room, kitchen. First floor: bedroom three, bedroom four, shower room.

Location

The location is highly convenient, just a short walk to Mossley Train Station, local shops, and schools. Also surrounding Mossley are stunning countryside and Canalside walks, offering the best of both worlds when it comes to convenience and beauty.

Tenure / Property Information

Investment Analysis

The only directly recorded sale for 2 Abney Road is £210,000 in 2011. The £476,500 sale at No. 13 is a different property and cannot establish this property's current GDV. Current market value, refurbishment cost and resale value therefore remain unsupported.

Investment Snapshot

Strategy Recommendation

Do not bid on investment assumptions. Proceed only after full viewing, survey and legal-pack review, with independently verified works, GDV, rent and parking/access position.

Works Required

Inspect and address the unspecified TLC, investigate the implications of the EPC G rating, and assess the kitchen, bathrooms, utilities, heating, fabric and outbuilding before budgeting. Confirm the patio access and parking position legally.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR cannot be underwritten because current GDV, refurbishment cost, achievable rent and refinance value are unsupported. The guide is £175,000 plus fees; the stated administration fee would be £2,625 at that price, plus £360 searches, before other legal-pack disbursements.

Buy-to-Let Analysis

A four-bedroom Ashton-under-Lyne rental listing advertises £1,800 pcm, but this is not the subject property and is only an asking rent. A reliable subject rent and yield cannot be established. The EPC G rating may also affect letting and improvement requirements.

Flip Analysis

A flip appraisal cannot be established. The nearby £476,500 2021 sale is for a different property, while the subject's last recorded sale was £210,000 in 2011. No works budget or supported current GDV is available.

Investor Risks & Due Diligence

• EPC rating G and unspecified condition may require substantial investigation or improvement.

• Current GDV is unsupported; the strongest comparable is a different property.

• The rental evidence is an asking rent for another property, not achieved subject rent.

• Patio access to neighbouring properties and previous parking use require legal and practical verification.

• Additional legal-pack disbursements may be payable beyond the stated fees.

Recommendation

Do not bid on investment assumptions. Proceed only after full viewing, survey and legal-pack review, with independently verified works, GDV, rent and parking/access position.

Strategy Rating

Analysis Confidence

The evidence confirms the property description, tenure, guide and fees, but lacks a current subject valuation, quantified works, subject rental evidence, occupancy details and legal-pack information.