21 Granby Road, Hinckley, LE10 0PW

Description

A semi-detached house requiring modernisation with accommodation arranged on three floors. Front forecourt providing off-street parking and garden at rear.

Accommodation

Top Floor: Loft Room. First Floor: Bedroom (One), Bedroom (Two), Bedroom (Three), Bathroom/WC. Ground Floor: Entrance Hall, Through Reception Room, Kitchen, Utility, Shower/WC.

Location

Situated off Rugby Road, close to the amenities available in Hinckley Town Centre and travelling facilities including Hinckley Train Station. Hollycroft Park is also nearby.

Tenure / Property Information

Investment Analysis

The strongest evidence is the same property at 21 Granby Road, recorded as a completed sale at £156,000 on 12 August 2026. Other same-road semi-detached sales range from £203,000 to £270,000 but are older and may reflect different condition or specification. A base GDV of £156,000 is therefore used, with the higher scenario treated cautiously at £203,000. The property requires modernisation, but no quantified works evidence is supplied.

Investment Snapshot

Strategy Recommendation

Proceed only subject to inspection, confirmation of special-condition charges and a detailed modernisation budget. Do not rely on the higher historic comparables without evidence that the finished specification and condition support them.

Works Required

Modernisation of the house as required, subject to inspection. Likely areas for assessment include general internal finishes, the kitchen, utility, bathroom/WC and shower/WC, but no specific defects or scope are evidenced.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the base GDV of £156,000, a 75% refinance would be approximately £117,000. However, refurbishment costs, total acquisition costs beyond the £1,500 buyer premium, finance costs and achievable rent are not supplied, so cash required and recycling potential cannot be established.

Buy-to-Let Analysis

BTL analysis cannot be completed reliably because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. The property is vacant and requires modernisation, so achievable rent and operating economics remain unverified.

Flip Analysis

The guide is £120,000 plus the stated £1,500 buyer premium, before refurbishment, selling and any additional seller charges. The base GDV of £156,000 indicates only a limited gross spread before these deductions; a reliable flip surplus cannot be calculated without works and selling-cost allowances.

Investor Risks & Due Diligence

• The property requires modernisation, but the extent and cost of works are not evidenced.

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

• The higher comparable sales are older and may not reflect the property's current condition or specification.

• Additional seller charges may apply under the special conditions of sale.

• The base GDV is supported primarily by the same-address sale and may not represent post-modernisation value.

Recommendation

Proceed only subject to inspection, confirmation of special-condition charges and a detailed modernisation budget. Do not rely on the higher historic comparables without evidence that the finished specification and condition support them.

Strategy Rating

Analysis Confidence

There is a strong same-address completed sale and several same-road comparables, but no quantified refurbishment scope, rental evidence, finance costs, selling costs or full special-condition charges.