22 Woodhall Avenue, Whitefield, Manchester

Description

A Semi-Detached House requiring modernisation with accommodation arranged on Two Floors.

Accommodation

First Floor: Bedroom (One), Bedroom (Two), Bedroom (Three), Shower Room/WC. Ground Floor: Entrance Porch, Entrance Hall, Living Room, Dining Room, Kitchen, Garden Room, Store, WC. Garage. Front Garden. Garden at Rear.

Location

Situated on Woodhall Avenue, close to the amenities available in Whitefield Town Centre and travelling facilities including Clifton Train Station. Prestwich Forest Park is also nearby.

Tenure / Property Information

Investment Analysis

Five supplied same-road semi-detached leasehold sales range from £220,000 to £305,000. The subject requires modernisation and is vacant, but the extent and cost of works are not evidenced. A provisional base GDV of £245,000 is used, with a low scenario of £220,000 and high scenario of £305,000. This is an estimate, not a formal valuation.

Investment Snapshot

Strategy Recommendation

Proceed only subject to inspection, lease and special-condition review, and firm refurbishment quotations. The guide-to-GDV spread appears potentially attractive, but do not set a maximum bid until the unknown works and selling costs are quantified.

Works Required

Modernisation is required, but no detailed condition schedule or quantified scope is supplied. Obtain a survey and contractor quotations before pricing works; the description supports only a general modernisation allowance, not a reliable numeric budget.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the provisional £245,000 base GDV, 75% refinancing equates to £183,750. However, total project cost and cash left in cannot be calculated because the modernisation cost, finance costs and any seller fees are not supplied. The long lease is a positive structural feature, but refinance remains dependent on valuation, lender criteria and completed works.

Buy-to-Let Analysis

The supplied rental evidence is an advertised asking rent of £1,500 pcm, not an achieved or passing rent. Against the £130,000 guide this indicates a gross yield of approximately 13.85%, before the £1,500 buyer premium, refurbishment, finance, maintenance, voids, tax and other costs. A yield on total project cost cannot be established because refurbishment costs and seller fees are unknown.

Flip Analysis

The supplied sales provide a broad potential resale range of £220,000–£305,000, with a provisional base GDV of £245,000. Flip surplus cannot be calculated because refurbishment costs and selling costs are unsupported. The modernisation requirement creates execution and margin risk.

Investor Risks & Due Diligence

• Refurbishment scope and cost are not provided despite the property requiring modernisation.

• Comparable sale prices range widely from £220,000 to £305,000.

• The £1,500 pcm figure is an advertised asking rent rather than achieved or passing rent.

• Seller fees may be payable under the special conditions but are not quantified.

• Leasehold title and special conditions require review despite the stated approximately 932 years remaining.

• Vacant possession creates letting, holding and potential void-period risk.

Recommendation

Proceed only subject to inspection, lease and special-condition review, and firm refurbishment quotations. The guide-to-GDV spread appears potentially attractive, but do not set a maximum bid until the unknown works and selling costs are quantified.

Strategy Rating

Analysis Confidence

There are five same-road completed sales and one advertised rental, but no detailed condition assessment, refurbishment quotations, achieved rental evidence, finance costs or seller-fee schedule.