23 Jethro Street, Bolton, BL2 2PU

Description

TO BE SOLD VIA ONLINE AUCTION ON SEPTEMBER 30TH – OCTOBER 1ST UNLESS SOLD PRIOR UNDER AUCTION TERMS

23 Jethro Street, Bolton, BL2 2PU

This SPACIOUS MID-TERRACED PROPERTY, approximately 95-109 sqm, is currently configured to provide five rooms and has previously been used as an HMO, offering an exciting opportunity for investors, developers and homebuyers. Arranged over three floors. the property comprises; two ground floor rooms, communal kitchen, two en-suites, two first floor bedrooms (each with an en-suite) and an additional loft room with an en-suite. Sold with vacant possession.

The vendor advises that the conversion was carried out under permitted development rights prior to Bolton Council's Article 4 Direction in June 2025. However, there is currently no planning permission or Building Control approval, and the property is sold on a buyer beware basis. Purchasers must satisfy themselves regarding planning, licensing and Building Control requirements.

Tenure / Property Information

Council Tax Band: A; Tenure: Leasehold; Years Remaining on the Lease: 870

Investment Analysis

HB analysis uses the supplied Edward Mellor scrape as the primary property source. Auctioneer facts are separated from HB desktop estimates; all figures should be verified before bidding.

Investment Snapshot

Market Comparables

No priced sold comparable was captured in the supplied scrape. Base GDV £155,000 is an HB desktop estimate because no priced sold comparable was captured in the supplied scrape; independent sold-evidence research is required before bidding.

Proposed Works

HB desktop works allowance: £5,000. Allow for inspection-led repairs, decoration, safety/compliance items and contingency.

Rental Value

HMO room rents in the area are currently in the region of £480–£550 per calendar month.

Low / Base / High Investment Scenario

BTL Analysis

A defensible BTL yield cannot be calculated from the supplied scrape because a monthly rent was not established.

BRRR Analysis

Using a 75% refinance against the HB base GDV gives indicative refinance proceeds of £116,250. Against purchase plus works of £125,000, indicative cash left in is £8,750. Finance, tax, legal fees and lender valuation haircuts are excluded.

Flip Analysis

At the HB base GDV, after purchase plus works and an indicative 2% selling allowance, the pre-finance/pre-tax flip surplus is approximately £26,900. This is a screening figure, not a formal valuation.

Maximum Bid Indicator

HB Desktop Screening Ceiling: approximately £123,650. This is a desktop screening ceiling only, not a formal valuation or instruction to bid; SDLT, finance, legal fees and property-specific abnormal costs must be added separately.

Strategy Recommendation

Most relevant strategy: BTL / BRRR. The choice reflects the scraped condition/occupancy narrative, available rent evidence and the relationship between the starting bid, works allowance and HB base GDV.

Strategy Rating

BTL ★★☆☆☆; BRRR ★★★★☆; Flip ★★★★☆

Key Risks

• lease terms, service charge and ground rent must be checked against the legal pack
• thin priced sold-comparable evidence in the supplied scrape
• rental value requires independent letting-agent verification

Analysis Confidence

Low-Medium. Confidence reflects the quality of the supplied listing information, embedded coordinates/images, and the amount of sold/rental evidence captured in the scrape.