23 Church Street, Sapcote, Leicester LE9 4FG

Description

A terrace cottage situated in the village centre of Sapcote. The property has been stripped back to brick with new timber beams and floor installed and is now ready to be fully finished. Originally comprising Lounge/Kitchen to the ground floor and two bedrooms and bathrooms on the first floor. Full of charm and character and will make a lovely home or investment. Outside is a good size rear garden with lawns and path with a detached garage with access to the village park. We are informed that electricity, water and drainage are all connected.

Accommodation

Ground Floor: Open plan Lounge/Kitchen Area 5.57m x 4.80m, with doors and windows to front and rear aspect. First Floor: Open Plan area 5.56m x 4.80m, with scope to create two bedrooms and bathroom. Outside: Good size rear garden with lawn, flower beds, path and single garage with vehicle access via Sapcote Park.

Location

Situated in the village centre of Sapcote.

Tenure / Property Information

Investment Analysis

The supplied sales show a wide range for terraced properties on Church Street: £71,350 to £355,000, with more recent evidence of £187,000 in 2020 and £260,000 in 2022. However, the comparable property sizes, condition, specifications and tenure are not supplied, and the subject is stripped back to brick and unfinished. A reliable GDV or purchase-price ceiling cannot therefore be established from the evidence alone.

Investment Snapshot

Strategy Recommendation

Proceed only after reviewing the legal pack, confirming tenure and services, obtaining a detailed refurbishment quotation, and commissioning a local valuation and rental assessment. Do not rely on the guide price or the historic comparables alone.

Works Required

Complete the unfinished internal fit-out from the stripped-back shell, including the planned two-bedroom and bathroom arrangement, kitchen/lounge completion, finishes, and any required testing and certification. The evidence confirms new timber beams and flooring, but does not quantify the remaining works or costs.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment is not supportable without a quantified refurbishment budget, reliable completed GDV, rental evidence and finance assumptions. The property requires completion from a stripped-back condition, while tenure and other legal details are not supplied. The 75% GDV refinance amount cannot be calculated reliably.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental evidence, auctioneer rent estimate, refurbishment budget, EPC, council tax or tenure information is supplied. The £99,000 guide is subject to a buyer premium of 4.8% including VAT, with a £6,000 minimum; at the guide price, the minimum premium would apply, producing £105,000 before works and any other costs.

Flip Analysis

A flip assessment is not supportable from the supplied evidence. The recorded Church Street sales are widely dispersed and lack comparable condition, size and specification details. Remaining works, selling costs and a defensible completed GDV are unknown.

Investor Risks & Due Diligence

• The property is unfinished and the remaining scope and cost of works are not supplied.

• Tenure, occupancy and lease information are blank.

• No sufficiently specific rental evidence or auctioneer rent estimate is available.

• Historic comparable sale prices vary substantially and do not include condition, size or specification details.

• The 4.8% buyer premium is subject to a £6,000 minimum, and additional special-condition fees may apply.

• Electricity, water and drainage are stated to be connected, but no inspection or certification evidence is supplied.

Recommendation

Proceed only after reviewing the legal pack, confirming tenure and services, obtaining a detailed refurbishment quotation, and commissioning a local valuation and rental assessment. Do not rely on the guide price or the historic comparables alone.

Strategy Rating

Analysis Confidence

The evidence confirms the basic layout, unfinished condition, guide price, buyer premium and historic nearby sales, but omits tenure, occupancy, legal details, refurbishment cost, rent, EPC, council tax and sufficiently comparable valuation information.