2 Henleaze Gardens, Henleaze, Bristol

Description

An imposing Freehold semi-detached Edwardian property with charming period features and substantial accommodation of 2,836 sq ft, arranged over 3 floors plus basement. Double garage, mature garden and cosmetic updating required.

Accommodation

Ground floor comprising 3 reception rooms, kitchen, utility and shower room; first floor comprising 4 bedrooms and family bathroom; second floor comprising 3 further bedrooms and a bathroom. Mature rear garden with side access and double garage.

Location

Adjacent to Durdham Downs and within walking distance of Henleaze Road and North View shops. Nearby schools include Redmaids', Badminton, Elmlea, St Ursula's and Redland Green secondary school.

Tenure / Property Information

Investment Analysis

The supplied sold evidence comprises five same-street freehold semi-detached comparables ranging from £987,000 to £1,400,000. The two most recent sales were £1,160,000 in November 2023 and £1,400,000 in December 2024. A base GDV of £1,280,000 is used as the midpoint of these two recent indicators, with £1,160,000 to £1,400,000 as the evidence-supported scenario range. The comparables do not provide floor areas, bedroom counts or condition details, so this is an indicative estimate only.

Investment Snapshot

Strategy Recommendation

Investigate as a value-led refurbishment or owner-occupier resale opportunity, subject to a full survey, realistic cosmetic works quotation and confirmation of the achievable resale value. Do not rely on the guide price or base-GDV spread alone when setting a bid.

Works Required

Cosmetic updating is identified in the description. The evidence does not specify individual defects, scope or costs, so no quantified refurbishment allowance is applied. Any works should be confirmed by inspection, including the condition of the period accommodation, bathrooms, kitchen, garden, garage and external fabric.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £900,000 guide, the property has an indicative base-GDV margin of £380,000 before refurbishment, acquisition, finance, tax and resale costs. A 75% refinance of the £1,280,000 base GDV would be £960,000, but total project cost and cash left in cannot be calculated without a supported works budget and full transaction costs. The £1,800 buyer premium including VAT is known but does not resolve the missing cost inputs.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. The seven-bedroom configuration, substantial size and vacant possession may support several potential uses, but no rent or operating-cost assumptions should be inferred from the evidence.

Flip Analysis

A potential resale margin is indicated by the same-street sold evidence, with a base GDV of £1,280,000 against the £900,000 guide. However, refurbishment costs, selling costs, finance, tax and the eventual auction purchase price are unknown, so a reliable flip surplus and maximum bid cannot be calculated.

Investor Risks & Due Diligence

• The £900,000 guide is not a confirmed sale price and the eventual auction price may be higher.

• Comparable sales do not include floor areas, bedroom counts or condition details, limiting direct valuation accuracy.

• The property requires cosmetic updating, but no quantified works scope or cost is supplied.

• No sufficiently specific rental evidence is available, preventing reliable BTL yield analysis.

• Refurbishment, finance, tax, selling and other transaction costs are not fully evidenced.

• Vacant possession removes any current passing-rent evidence and requires a new letting or resale strategy.

Recommendation

Investigate as a value-led refurbishment or owner-occupier resale opportunity, subject to a full survey, realistic cosmetic works quotation and confirmation of the achievable resale value. Do not rely on the guide price or base-GDV spread alone when setting a bid.

Strategy Rating

Analysis Confidence

The analysis benefits from five same-street completed sales and a detailed property description, but the comparables lack size, bedroom and condition details. No rental evidence, refurbishment budget, finance costs, selling allowance or complete acquisition-cost schedule is supplied.