23 Keswick Road, Stretford, Manchester, Lancashire

Description

Vacant freehold end of terrace house by order of a Housing Association. Key features include a ground-floor reception room and kitchen, first-floor two bedrooms and bathroom, rear garden, and driveway providing off-street parking.

Accommodation

Ground Floor - Reception Room, Kitchen; First Floor - Two Bedrooms, Bathroom; Rear Garden; Driveway providing Off street Parking; GIA (Source: EPC) approximately 70 sq m (753 sq ft).

Location

The property is situated on the south side of Keswick Road. Extensive shops and amenities are available nearby within Manchester City Centre. Trafford Park Train Station is approximately 0.1 miles to the south east. The M60 motorway is to the west. Victoria Park is nearby.

Tenure / Property Information

Investment Analysis

The only relatively recent completed sale is 8 Keswick Road at £180,000 on 26 February 2021. The other supplied sales are from 2004 and 2010 and are not reliable indicators of current value. The subject is a vacant two-bedroom freehold end-terrace, but the comparable's bedroom count, size and condition are not supplied. The £205,000+ guide is £25,000, or approximately 13.9%, above the 2021 sale evidence. A cautious base GDV of £180,000 is used, with no unsupported high scenario.

Investment Snapshot

Strategy Recommendation

Do not bid at the £205,000+ guide on the supplied evidence. Proceed only if inspection and further current valuation evidence establish materially higher market value and acceptable works, costs and rent.

Works Required

No specific defects or required works are evidenced. Arrange a full inspection and obtain quotations before bidding; only works confirmed by inspection should be budgeted.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the evidence-supported £180,000 base GDV, 75% refinance is approximately £135,000. Purchase price, works and buyer costs cannot be modelled reliably because the guide already exceeds the supplied completed-sale evidence and no works or fee amounts are provided. BRRR viability is therefore unproven.

Buy-to-Let Analysis

No sufficiently specific rental comparable or auctioneer rent estimate is supplied, so rent and gross yield cannot be established. The vacant status may assist possession, but condition and letting costs are unknown.

Flip Analysis

At the £205,000 guide, the purchase price is already £25,000 above the cautious £180,000 base GDV before works, acquisition costs, finance or selling costs. No supported flip surplus can be calculated and the available evidence does not support a resale margin.

Investor Risks & Due Diligence

• The £205,000+ guide exceeds the only relatively recent supplied completed sale at £180,000.

• Property condition and required refurbishment are not evidenced.

• No reliable rental evidence is supplied, so BTL yield cannot be calculated.

• Buyer, administration, seller or third-party charges may apply but are not quantified.

• The supplied comparable evidence is limited and partly materially dated.

Recommendation

Do not bid at the £205,000+ guide on the supplied evidence. Proceed only if inspection and further current valuation evidence establish materially higher market value and acceptable works, costs and rent.

Strategy Rating

Analysis Confidence

There is one relatively recent same-road completed sale, but it is from 2021 and lacks bedroom, size and condition detail. No current comparables, rental evidence, condition report, refurbishment costs or buyer fees are supplied.