22 Wentworth Road, Doncaster, South Yorkshire, DN2 4DD

Description

A substantial three bedroom semi-detached house in a fantastic location within the City of Doncaster, close to the Hospital. The property is described as a project for owner occupiers and those looking for a flip project, with gardens and potential for resale and rental value anticipated at £10,800-£12,000 per year.

Accommodation

Porch, spacious hallway, lounge, open plan kitchen and dining room, first floor landing, toilet, bathroom, three bedrooms, front and rear gardens. Hallway: 1.74 x 3.70; Lounge: 4.21 x 3.23; Dining Room: 3.40 x 3.22; Kitchen: 2.62 x 1.99; Bathroom: 2.61 x 1.42; Bedroom 1: 3.31 x 3.23; Bedroom 2: 3.39 x 3.20; Bedroom 3: 2.61 x 2.22.

Location

Within the City of Doncaster, close to Doncaster Hospital, the City centre, Racecourse, Doncaster Dome and local parks.

Tenure / Property Information

Investment Analysis

The supplied same-road freehold semi-detached sales range from £120,000 in September 2024 to £145,000 in January 2026. The older evidence includes £87,000 in 2020. A low/base/high GDV range of £120,000/£132,500/£145,000 is a reasonable evidence-led scenario range, but this is not a formal valuation. The property is described as a project and its condition and required works are not quantified.

Investment Snapshot

Strategy Recommendation

Proceed only subject to a full inspection, priced works schedule and confirmation of all special-condition fees. The guide appears attractive against same-road sales, but the unknown project cost makes a firm bid or flip margin unsupported.

Works Required

The evidence only identifies the property as a project and records an EPC rating of E. A detailed works schedule and refurbishment budget cannot be established from the supplied information. Obtain a full inspection, quotations and EPC improvement advice before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the base GDV scenario, 75% refinance is approximately £99,375. However, refurbishment costs, finance costs and other completion costs are unknown, so total project cost and cash left in cannot be calculated reliably. The strategy requires confirmed condition, works pricing, lender valuation and refinance terms.

Buy-to-Let Analysis

Using the auctioneer's estimated rent of £10,800–£12,000 per year, the gross yield on the £48,000 guide is approximately 22.5%–25.0%, before refurbishment, finance, operating costs, vacancy and acquisition charges. The supplied Rightmove rent is for Thame and is not used as Doncaster rental evidence. Passing rent is not supplied.

Flip Analysis

The evidence supports a GDV scenario range of £120,000–£145,000, with a base scenario of £132,500. A flip surplus cannot be calculated because refurbishment costs, finance costs, selling costs and any special-condition charges are not supplied. The £2,400 administration charge is known but does not resolve the wider cost uncertainty.

Investor Risks & Due Diligence

• The property is described as a project, but the condition and required works are not quantified.

• EPC rating E may require improvement expenditure, although the necessary measures are not supplied.

• The auctioneer rent figure is an estimate rather than achieved or passing rent.

• The £2,400 administration charge is payable, while additional buyer, legal, search, transfer and seller-cost reimbursements may also apply.

• Same-road comparable prices range from £120,000 to £145,000 in the more recent evidence, creating valuation uncertainty.

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

Recommendation

Proceed only subject to a full inspection, priced works schedule and confirmation of all special-condition fees. The guide appears attractive against same-road sales, but the unknown project cost makes a firm bid or flip margin unsupported.

Strategy Rating

Analysis Confidence

There are several directly comparable same-road completed sales and an auctioneer rent estimate, but condition, refurbishment cost, passing rent, finance costs and potentially payable special-condition fees are unavailable.