22 Industrial Street, Bacup, Lancashire

Description

Vacant freehold mid-terrace house situated in a well-established and popular residential area. The property benefits from a position close to shops, supermarkets, cafes and restaurants.

Accommodation

Ground floor: reception room and kitchen. First floor: two bedrooms and bathroom with WC. GIA approximately 54.64 sq m (588 sq ft).

Location

The property is situated on the north side of Industrial Street. Todmorden rail station is approximately 5.9 miles to the east. The A6033 is within easy reach, providing links to the M62 motorway. Centre Vale Park is within easy reach.

Tenure / Property Information

Investment Analysis

The closest evidence is for the subject address, with recorded sales of £50,000 and £76,000 in July/August 2026. Other same-street sales range from £80,000 to £135,000, but property size, condition and specification are not supplied. A base GDV of £76,000 is therefore used, with a supported low scenario of £50,000 and high scenario of £80,000. The subject-address evidence is inconsistent, so valuation confidence is limited.

Investment Snapshot

Strategy Recommendation

Conditional BTL may be viable at or near the guide if inspection confirms acceptable condition and the £550-£650 pcm asking-rent evidence is achievable. Do not bid on a flip or BRRR basis without confirmed works and full costs.

Works Required

No specific defects or refurbishment requirements are evidenced. Obtain a full inspection and price only confirmed works, together with any required safety or compliance items, before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £76,000 base GDV, 75% refinance is approximately £57,000. A BRRR assessment cannot be completed reliably because refurbishment costs, buyer or administration fees, finance costs and the eventual purchase price are not supplied. At the guide, the refinance would not by itself recover the purchase price before works and other costs.

Buy-to-Let Analysis

Advertised rental evidence is £550-£650 pcm; two of the three supplied listings show £650 pcm. At the £70,000 guide, the supported gross yield range is approximately 9.43%-11.14%, before finance, voids, management, maintenance, insurance, tax and acquisition costs. The rent evidence is asking-rent evidence rather than achieved rent, and property condition is unknown.

Flip Analysis

The £76,000 base GDV is supported by a recent sale of the same address, while the £50,000 same-address sale creates substantial uncertainty. A flip surplus cannot be calculated because refurbishment, acquisition and selling costs are unsupported. The £70,000 guide leaves limited apparent headroom against the base GDV before any works or selling costs.

Investor Risks & Due Diligence

• Materially conflicting recent sales for the same address: £50,000 and £76,000.

• Condition and required refurbishment are unknown despite the property being vacant.

• Rental figures are advertised asking rents, not achieved rents or a passing tenancy.

• Buyer premium, administration charges, seller charges and other acquisition costs are unspecified.

• No EPC, council tax, parking or heating information is supplied.

• The £135,000 and £133,500 same-street sales cannot be directly relied upon because their condition, size and specification are unknown.

Recommendation

Conditional BTL may be viable at or near the guide if inspection confirms acceptable condition and the £550-£650 pcm asking-rent evidence is achievable. Do not bid on a flip or BRRR basis without confirmed works and full costs.

Strategy Rating

Analysis Confidence

There is recent same-address and same-street sales evidence plus rental asking evidence, but the same-address prices conflict materially and condition, EPC, costs, fees and refurbishment requirements are absent.