23 Golden Hill, Henleaze, Bristol BS6 7YG

Description

A freehold cottage located at the end of a secluded terrace of similar properties in Henleaze. The property has flexible accommodation arranged over two floors, a mature private garden with side access, and scope for cosmetic updating. Sold with vacant possession.

Accommodation

972 sq ft arranged over two floors. Ground floor: kitchen diner, flexible reception/utility/study spaces with direct access to the mature garden, and a wet room. First floor: 2 bedrooms, study and main bathroom.

Location

Located in Henleaze with access to Gloucester Road and Henleaze High Street. Henleaze Leisure Centre and Southmead Hospital are stated to be 1 mile away. Golden Hill Cricket Club, the Orpheus Cinema, Durdham Downs, Henleaze Lake and local amenities are nearby.

Tenure / Property Information

Investment Analysis

The only recent comparable supplied is 28 Golden Hill, a freehold terraced property sold for £425,000 in February 2026. The older Golden Hill sales (£190,000–£215,000 between 2002 and 2009) are not reliable current indicators. The £425,000 sale supports an indicative base GDV of £425,000, but no floor area, condition or specification comparison is provided, so low and high scenarios cannot be supported.

Investment Snapshot

Strategy Recommendation

Proceed only subject to thorough inspection, title and access checks, and a firm refurbishment budget. On the supplied evidence, the guide price does not demonstrate a clear margin against the £425,000 indicative comparable.

Works Required

Cosmetic updating as described by the auction evidence. The EPC is F, so an EPC and energy-efficiency review is warranted, but no specific remedial works or cost evidence is supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A 75% refinance against the indicative £425,000 GDV would be £318,750. Whether this releases or leaves cash in the project cannot be calculated because refurbishment, finance and total acquisition costs are unavailable.

Buy-to-Let Analysis

BTL analysis cannot be established reliably. The only rental evidence is a £1,600 pcm advertised asking rent for a different 2-bedroom apartment, not an achieved rent and not the subject cottage. Refurbishment and total acquisition costs are also unsupported.

Flip Analysis

The indicative GDV is £425,000, based mainly on one recent same-road comparable. A flip surplus cannot be calculated because refurbishment costs and selling allowances are not supplied.

Investor Risks & Due Diligence

• Pedestrian access only from Kellaway Avenue; no vehicle parking is stated.

• EPC rating F may require energy-efficiency improvements and could affect lettability or resale appeal.

• The property is described as requiring cosmetic updating, but no quantified works budget is available.

• The buyer premium is £1,800 including VAT and is payable on exchange; the guide is £375,000 plus any applicable auction premium.

• The security deposit requirement is £6,800 as part of registration.

• Vacant possession is supplied, but no passing rent or tenancy history exists.

Recommendation

Proceed only subject to thorough inspection, title and access checks, and a firm refurbishment budget. On the supplied evidence, the guide price does not demonstrate a clear margin against the £425,000 indicative comparable.

Strategy Rating

Analysis Confidence

A recent same-road completed sale supports the base GDV, but there is only one current comparable, no detailed comparison of condition or specification, no refurbishment cost evidence, and no directly comparable achieved rental evidence.