22 Pashley Road, Thorne, Doncaster, South Yorkshire

Description

A modern 2 bedroom semi detached house occupying a large corner plot, a short walk from Thorne South railway station, the canal, open countryside and within easy access of junction 6 of the M180. The accommodation benefits from central heating as well as Upvc windows and requires general upgrading but offers excellent potential for own occupation or letting.

Accommodation

Ground Floor: Entrance Hall; Sitting/Dining Room; Kitchen; Side Entrance Porch; Utility Room & Store. First Floor: Landing; Front Bedroom 1; Rear Bedroom 2; Bathroom; Separate WC. Outside: Forecourt and large rear garden area.

Location

A short walk from Thorne South railway station, the canal and open countryside, with easy access to junction 6 of the M180.

Tenure / Property Information

Investment Analysis

The strongest evidence is the same property selling for £108,500 on 26 October 2023. Older sales of the same address were £78,000 in 2019 and £86,000 in 2005, while a nearby same-road semi-detached property sold for £79,000 in 2021. The £108,500 sale supports a base GDV indication, but the subject's current condition, market movement since that sale and any differences in specification are not evidenced. No supported low/high GDV range can be established.

Investment Snapshot

Strategy Recommendation

Treat as a conditional inspection-led opportunity for own occupation or letting. Do not set a firm investment bid until the general upgrading requirement, legal pack, tenure, current market value and achievable rent are verified.

Works Required

General upgrading is required according to the description, but no specific defects or scope are provided. Obtain a full inspection and contractor quotations before pricing works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the direct 2023 sale as the base GDV indication, 75% refinance would be approximately £81,375. A BRRR assessment cannot be completed because refurbishment costs, current value, rent and total project costs are unsupported. At the £75,000 guide, the buyer premium would be £1,500 due to the stated minimum, before works and any other charges.

Buy-to-Let Analysis

BTL yield cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The property is described as having letting potential, but this is not a rental valuation.

Flip Analysis

A flip appraisal cannot be reliably completed. The £108,500 same-property sale provides a useful resale reference, but works costs, selling costs and current market comparability are not supplied. The theoretical gross spread against the £75,000 guide is not a profit estimate because it excludes the buyer premium, refurbishment, finance, selling costs and any price adjustment.

Investor Risks & Due Diligence

• The property is stated to require general upgrading, but the extent and cost of works are unknown.

• No sufficiently specific rental comparable or auctioneer rent estimate is available, so rental yield cannot be calculated.

• Tenure and occupancy information is not supplied.

• EPC, council tax, parking and other property details are not supplied.

• Additional fees may be listed in the Special Conditions of Sale.

• The 2023 direct sale may not reflect the property's current condition or current market value.

Recommendation

Treat as a conditional inspection-led opportunity for own occupation or letting. Do not set a firm investment bid until the general upgrading requirement, legal pack, tenure, current market value and achievable rent are verified.

Strategy Rating

Analysis Confidence

There is one recent direct completed sale and limited older comparable evidence, but refurbishment scope, rent, tenure, occupancy, EPC, council tax, selling costs and additional auction charges are largely unsupported.