23 Peach Street, Derby, Derbyshire, DE22 3EQ

Description

Vacant freehold mid-terrace house by order of a Housing Association. The property comprises two reception rooms, a kitchen, two bedrooms, a bathroom and a rear garden. GIA approximately 69.39 sq m (747 sq ft). The vendor will not accept offers prior to auction.

Accommodation

Ground floor: two reception rooms and kitchen. First floor: two bedrooms and bathroom. Rear garden. GIA approximately 69.39 sq m (747 sq ft).

Location

Situated on the west side of Peach Street. The shops, restaurants and bars of Derby city centre are to the east. Derby station is approximately 1.9 mile to the south east. The A38 is to the west. Rykneld Park is to the south.

Tenure / Property Information

Investment Analysis

Recent same-street completed sales provide the strongest evidence: £145,000 on 6 March 2026 and £151,000 on 18 March 2025. Older sales range from £75,000 to £155,000, indicating material variation likely related to condition, specification or other property differences that are not supplied. A base GDV of £145,000 is used, with an evidence-based scenario range of £125,000 to £151,000. This is an estimate, not a formal valuation.

Investment Snapshot

Strategy Recommendation

Do not bid solely on the apparent guide-to-GDV discount. Proceed only after inspection, legal review, confirmation of all auction charges and a supported refurbishment and resale budget.

Works Required

No specific defects or required works are evidenced. Obtain a full inspection and confirm the condition of the kitchen, bathroom, services, structure, roof, windows and garden before pricing any refurbishment.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the base estimated GDV of £145,000, a 75% refinance is approximately £108,750. Total project cost cannot be calculated because refurbishment costs, buyer costs and other charges are not supplied. Cash left in and equity before finance and tax are therefore unsupported.

Buy-to-Let Analysis

BTL cannot be underwritten from the supplied evidence because no sufficiently specific rental comparable or auctioneer rent estimate is available. Gross rent and yield therefore cannot be established. The £80,000 guide is not a confirmed purchase price and additional fees may apply.

Flip Analysis

The completed sales suggest a potential resale value around £145,000, but no refurbishment budget, purchase outcome, buyer costs, selling allowance or condition assessment is available. A reliable flip surplus and maximum bid cannot therefore be calculated.

Investor Risks & Due Diligence

• Property condition and required works are not evidenced.

• No reliable rental evidence is available, preventing a BTL yield assessment.

• The guide is £80,000+ and is not a confirmed purchase price.

• Additional seller or third-party charges may apply under the special conditions or addendum.

• Comparable sale prices range widely from £75,000 to £155,000, creating valuation uncertainty.

• EPC, council tax, parking and heating information are not supplied.

Recommendation

Do not bid solely on the apparent guide-to-GDV discount. Proceed only after inspection, legal review, confirmation of all auction charges and a supported refurbishment and resale budget.

Strategy Rating

Analysis Confidence

There are several relevant same-street completed sales and clear tenure, size and occupancy data, but condition, rent, EPC, council tax, buyer costs, seller charges and refurbishment requirements are unavailable.