229 Worsley Road, Eccles, M30 8BW

Description

This three-bedroom semi-detached property presents an appealing opportunity for purchasers looking to take on a refurbishment project. The accommodation includes two reception rooms, three bedrooms and a bathroom, complemented externally by off-road parking and an enclosed garden. Occupying a corner plot and presented in dated condition, the property offers scope for buyers to modernise the accommodation and put their own stamp on both the interior and outdoor space. The property will appeal to investors seeking a refurbishment project for future resale or letting, as well as owner-occupiers looking to create a home to their own specification. Any proposed alterations to the layout would be subject to the necessary assessments and consents.

Accommodation

Two reception rooms, three bedrooms and a bathroom; off-road parking and an enclosed garden. The property occupies a corner plot.

Location

The surrounding area offers shops, supermarkets and services in Eccles, alongside independent retailers, cafés and restaurants in nearby Monton. Winton Park provides outdoor leisure space, including a children's play area, a multi-use games area and outdoor gym equipment. Transport options include Patricroft railway station, together with rail, bus and Metrolink connections from Eccles, providing access across Greater Manchester.

Tenure / Property Information

Investment Analysis

The strongest evidence is the completed sale of the same-numbered property, 223 Worsley Road, at £185,500 in March 2021. Other same-road evidence ranges from £91,000 to £135,000 in 2015–2017, showing historical price movement but not providing a current valuation. A base GDV of £185,500 is used as an evidence-led benchmark, with £170,000 used as a cautious lower scenario based on the auction guide. The property is described as dated and requiring modernisation, but no works quotation or detailed condition survey is supplied.

Investment Snapshot

Strategy Recommendation

Proceed only if inspection and contractor pricing support the purchase. A refurbishment-led hold or owner-occupier purchase appears more defensible than a flip until total costs and achievable resale value are confirmed.

Works Required

Modernise the dated internal accommodation and update the outdoor space, subject to inspection. Any layout changes would require the necessary assessments and consents. No specific defects or refurbishment specification are evidenced.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £170,000 guide, refinancing at 75% of the £185,500 base GDV would indicate £139,125 gross refinance proceeds. Total project cost cannot be calculated because no refurbishment allowance or buyer costs are supplied, so cash left in and refinance viability remain unconfirmed.

Buy-to-Let Analysis

The advertised asking rent is £1,095 pcm, equivalent to £13,140 annually. Against the £170,000 guide, this indicates a gross yield of approximately 7.73% before refurbishment, finance, management, maintenance, voids and other costs. The rent is advertised rather than achieved, and the refurbishment cost is unknown, so net returns and yield on total cost cannot be established.

Flip Analysis

The latest same-numbered completed sale provides a £185,500 GDV benchmark. A flip surplus cannot be calculated because refurbishment costs, acquisition costs and selling costs are not evidenced. The dated condition creates execution and margin risk.

Investor Risks & Due Diligence

• The property is described as dated and requiring refurbishment, but the scope and cost of works are unknown.

• The £1,095 pcm figure is an advertised asking rent, not an achieved or passing rent.

• The principal comparable sale completed in March 2021 and may not represent current market value.

• No buyer premium, administration charge or other acquisition costs are supplied.

• No EPC, heating information or detailed condition information is supplied.

• Any proposed layout alterations may require assessments and consents.

Recommendation

Proceed only if inspection and contractor pricing support the purchase. A refurbishment-led hold or owner-occupier purchase appears more defensible than a flip until total costs and achievable resale value are confirmed.

Strategy Rating

Analysis Confidence

There is useful same-road completed-sale evidence and one advertised rent, but no EPC, detailed condition survey, refurbishment budget, buyer fees, current comparable sales or achieved rental evidence.