22 Pashley Road, Thorne, Doncaster

Description

A Semi-Detached House requiring modernisation with accommodation arranged on two floors.

Accommodation

First Floor: Bedroom (One), Bedroom (Two), Bathroom, Separate WC. Ground Floor: Entrance Hall, Living Room, Kitchen, Utility Room. Garden at Rear.

Location

Situated on Pashley Road, close to the amenities available in Thorne Town Centre and travelling facilities including Thorne South Train Station. Memorial Park is also nearby.

Tenure / Property Information

Investment Analysis

The strongest evidence is the same property selling for £108,500 on 26 October 2023. The same address sold for £78,000 in 2019, while 11 Pashley Road sold for £79,000 in 2021. A base GDV of £108,500 is used, but the comparable's condition is not stated and the subject requires modernisation, so this is an indicative scenario rather than a formal valuation. The £70,000 guide plus the £1,500 inclusive-VAT buyer premium implies £71,500 before works and any other applicable seller fees.

Investment Snapshot

Strategy Recommendation

Proceed only as a conditional refurbishment/value-add opportunity after obtaining a detailed works budget, confirming special-condition fees and validating the achievable post-works value. Do not rely on the guide-to-GDV spread alone.

Works Required

Modernisation of the existing two-bedroom accommodation, including the living room, kitchen, utility room, bathroom, separate WC and general internal finishes. The evidence does not establish specific defects, services requirements or external works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £70,000 guide, the £1,500 buyer premium gives a known acquisition cost of £71,500 before works and other fees. A 75% refinance against the indicative £108,500 base GDV would be £81,375, but cash left in cannot be calculated without a supported refurbishment budget and complete purchase costs. The strategy therefore requires cost and valuation verification.

Buy-to-Let Analysis

BTL viability cannot be quantified because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Modernisation costs, finance costs and total project cost are also unavailable. Vacant possession may allow letting after works, but the achievable rent is unconfirmed.

Flip Analysis

The latest direct sale evidence supports an indicative £108,500 GDV, against a guide-plus-premium acquisition cost of £71,500. However, refurbishment costs, seller fees and resale costs are unavailable, so a reliable flip surplus and maximum bid cannot be calculated.

Investor Risks & Due Diligence

• The £108,500 comparable's condition and specification are not stated, so its suitability as a post-works GDV indicator is uncertain.

• The property requires modernisation, but no works scope or cost estimate is supplied.

• No sufficiently specific rental evidence is available, preventing supported yield analysis.

• Seller-imposed completion fees may apply but are not quantified.

• Parking and heating details are not supplied.

• The property may sell above the £70,000 guide, reducing the apparent margin.

Recommendation

Proceed only as a conditional refurbishment/value-add opportunity after obtaining a detailed works budget, confirming special-condition fees and validating the achievable post-works value. Do not rely on the guide-to-GDV spread alone.

Strategy Rating

Analysis Confidence

There is strong direct-address and nearby completed-sale evidence, but no refurbishment costings, rental evidence, condition detail beyond modernisation, parking or heating information, or complete special-condition fee schedule.