2 Shawclough Street, Rossendale, Lancashire

Description

Vacant Three Bedroom Terrace House. The property comprise of hallway, wc, lounge, kitchen, three bedrooms and bathroom. Accessed from the kitchen there is basement for useful storage.

Accommodation

Hallway, WC, lounge, kitchen, three bedrooms, bathroom and basement for useful storage.

Location

The property is located in the picturesque area of Rossendale, close to shops and schools with beautiful countryside views.

Tenure / Property Information

Tenure	Leasehold
Lease	Title number: LA469405. 99 years from 20th April 1846. Ground rent: £8 pa.
Occupancy	Vacant
Council Tax	Band A

Investment Analysis

Evidence is limited to five leasehold terraced-house sales on Shawclough Street. Prices range from £74,000 to £220,000, with the most recent supplied sale at £220,000 for No. 7 in April 2024. The comparables do not provide bedroom counts, condition, floor area or specification, so they cannot support a precise valuation. A cautious evidence-based scenario range is £135,000 to £220,000, using £177,500 as an analytical midpoint rather than a formal valuation.

Investment Snapshot

Guide Price	£120,000 (plus fees)
HB Estimated GDV	£177,500

Strategy Recommendation

Do not commit at auction on the current evidence. Obtain legal advice on the stated lease term, inspect the property, establish refurbishment costs and obtain local rental evidence. Proceed only if these checks confirm a valid, financeable title and sufficient margin.

Works Required

No specific works can be responsibly priced from the supplied evidence. The vacant property should be inspected and the legal pack reviewed for condition, services, damp, basement condition, heating, EPC and any necessary statutory works before bidding.

Rental & Market Context

No sufficiently specific external rental comparable identified.

Sold Comparables

The following completed sales were identified within approximately 5 miles:

7, Shawclough Street, Whitewell Bottom, Rossendale, Rossendale, Bb4 9jy 2024-04-11 · Terraced · Leasehold	£220,000
7, Shawclough Street, Whitewell Bottom, Rossendale, Rossendale, Bb4 9jy 2022-02-11 · Terraced · Leasehold	£62,500
The Cottage, 1a, Shawclough Street, Whitewell Bottom, Rossendale, Rossendale, Bb4 9jy 2021-11-30 · Terraced · Leasehold	£135,000
3, Shawclough Street, Whitewell Bottom, Rossendale, Rossendale, Bb4 9jy 2020-10-23 · Terraced · Leasehold	£110,000
1, Shawclough Street, Whitewell Bottom, Rossendale, Rossendale, Bb4 9jy 2012-12-20 · Terraced · Leasehold	£74,000

Potential BRRR Position

Base GDV

£177,500

A BRRR assessment cannot be completed without reliable refurbishment costs, achievable rent, finance assumptions and confirmation of the lease position. The stated 99-year lease from 20 April 1846 appears, on its face, to have expired, making urgent legal-pack verification essential before considering purchase or refinancing.

Buy-to-Let Analysis

BTL feasibility cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Costs are also incomplete because buyer premium and disbursements are unspecified. The property is vacant, so there is no passing rent.

Flip Analysis

The supplied sales provide only a broad local indication. Using an analytical midpoint GDV of £177,500, a flip surplus cannot be calculated because refurbishment costs, buyer premium, disbursements and selling costs are unavailable. The apparent lease expiry is a potentially fundamental resale and finance risk.

Investor Risks & Due Diligence

• The stated 99-year lease from 20 April 1846 appears to have expired; the legal pack and title position require urgent specialist review.

• Buyer premium is payable or may be payable, but the amount is unspecified.

• Admin charge is at least £3,600 including VAT, with further disbursements and possible legal, search, transfer and seller-cost reimbursements.

• No reliable rental evidence or rent estimate is supplied, preventing yield analysis.

• No condition, refurbishment, EPC or heating information is supplied.

• Comparable sales lack bedroom, floor-area and condition details, limiting GDV reliability.

Recommendation

Do not commit at auction on the current evidence. Obtain legal advice on the stated lease term, inspect the property, establish refurbishment costs and obtain local rental evidence. Proceed only if these checks confirm a valid, financeable title and sufficient margin.

Strategy Rating

HB Rating

★★☆☆☆

Analysis Confidence

Confidence

Low-Medium

There are several local sold comparables, including a recent same-street sale, but bedroom count, condition and specification are absent. Rental, EPC, heating, parking, refurbishment and selling-cost evidence is missing, while the stated lease term appears problematic.