20 Cuppin Street, Chester, CH1 2BN

Description

To be sold by online auction on 21st October - 22nd October 2026 unless sold prior under auction terms. A rare opportunity to acquire a substantial Grade II Listed Georgian townhouse within Chester's historic city walls. The property has approved planning permission and Listed Building Consent, has been stripped back internally and requires comprehensive refurbishment. It is arranged over a cellar and three principal floors. The former accommodation extended to approximately 2,643 sq. ft. and included four bedrooms, several reception rooms and extensive ancillary space. The property has potential to provide five-bedroom accommodation, depending on the purchaser's chosen configuration.

Accommodation

Arranged over a cellar and three principal floors. Former accommodation of approximately 2,643 sq. ft., including four bedrooms, several reception rooms and extensive ancillary space. Potential for five-bedroom accommodation. Approved proposals include a single-storey rear extension, an extension to the first-floor roof terrace and internal alterations.

Location

Cuppin Street is within Chester's historic city walls, close to Chester's Rows, independent shops, restaurants, cafés, bars, Chester Cathedral, Storyhouse, the River Dee, Grosvenor Shopping Centre, Chester Racecourse and the railway station.

Tenure / Property Information

Investment Analysis

Recent completed sales on Cuppin Street range from £265,000 to £272,000 in 2025–2026, with an older 2022 sale at £285,000. The subject is substantially stripped back and requires comprehensive refurbishment, while the comparable properties' size, condition and configuration are not supplied. A cautious evidence-based GDV range is therefore £265,000–£285,000, with £272,000 used as the base scenario. The £335,000 starting bid is above all supplied comparable sales and is before refurbishment costs.

Investment Snapshot

Strategy Recommendation

Do not bid at or near the £335,000 starting bid without a detailed listed-building refurbishment budget, verified resale valuation and full auction-cost review. On the supplied evidence, the lot is unattractive for BTL, BRRR or flipping.

Works Required

Comprehensive refurbishment of the stripped-back townhouse, together with the approved single-storey rear extension, first-floor roof-terrace extension and approved internal alterations. The scope, specification and cost of works are not supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £335,000 starting bid, the purchase price alone exceeds the £272,000 base GDV estimate and the 75% GDV refinance figure is approximately £204,000. Refurbishment, finance, acquisition and other project costs are not supplied, so the required equity and cash left in cannot be calculated. The available evidence does not support a BRRR case.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The property also requires comprehensive refurbishment, with no works budget available.

Flip Analysis

A flip case is not supported on the supplied figures. The £335,000 starting bid already exceeds the base and high comparable-based GDV scenarios of £272,000 and £285,000, before comprehensive refurbishment and selling costs. Flip surplus cannot be calculated because works and selling allowances are unsupported.

Investor Risks & Due Diligence

• The property is stripped back internally and requires comprehensive refurbishment.

• Grade II Listed status and approved planning and Listed Building Consent may constrain design, specification and execution.

• The £335,000 starting bid exceeds every supplied comparable sale.

• No sufficiently specific rental evidence or auctioneer rent estimate is available.

• Works costs, buyer charges, finance costs and selling costs are not supplied.

• The property's final bedroom configuration is only described as potential five-bedroom accommodation.

Recommendation

Do not bid at or near the £335,000 starting bid without a detailed listed-building refurbishment budget, verified resale valuation and full auction-cost review. On the supplied evidence, the lot is unattractive for BTL, BRRR or flipping.

Strategy Rating

Analysis Confidence

There are several relevant completed sales on the same street, but the comparables' size and condition are unknown. No refurbishment budget, rental evidence, buyer fees or selling costs are supplied, and the property's approved works may materially affect value and cost.