23 School Avenue, Brownhills, Walsall, West Midlands

Description

The property comprises a renovated and modernised three-bedroom semi-detached house, providing well-presented accommodation throughout. The ground floor comprises an entrance hall, lounge, re-fitted kitchen/diner and conservatory. To the first floor are three bedrooms and a re-fitted family bathroom. The property further benefits from gas central heating, double glazing and a modernised kitchen and bathroom. Externally, there is a block-paved driveway to the front providing off-road parking for multiple vehicles, together with a substantial rear garden incorporating paved patio areas and a lawned garden with fenced boundaries.

Accommodation

Entrance hall, lounge, re-fitted kitchen/diner, conservatory, three bedrooms and re-fitted family bathroom. Lounge: 13' 7" max x 11' 3" max (4.13m max x 3.40m max). Kitchen/Diner: 16' 10" x 10'4 (5.13m x 3.15m). Conservatory: 9'11" x 9'4" (3.01m x 2.84m). Bedroom one: 11' 2" max x 9' 10" max (3.40m max x 3.00m max). Bedroom Two: 10' 4" max x 9' 10" max (3.15m max x 3.00m max). Bedroom Three: 7' 10" max x 6' 9" max (2.39m max x 2.06m max). Bathroom: 2.02m x 1.64m (6’8” x 5’5”).

Location

The property occupies a convenient position within Brownhills, providing access to local amenities and shopping facilities along the High Street. Primary and secondary schools are available within the surrounding area, together with regular bus services to Walsall, Birmingham and Aldridge. The nearby A5 Watling Street provides access to the M6 motorway and M6 Toll road.

Tenure / Property Information

Tenure	Freehold
Parking	Block-paved driveway to the front providing off-road parking for multiple vehicles.
Heating	Gas central heating; double glazing.
Services	Interested parties are requested to make their own enquiries to the relevant authorities as to the availability of services.

Investment Analysis

The available sold evidence indicates a broad value range of £130,000–£220,000. The subject address has two conflicting recorded sales at £130,000 and £158,000 on the same date, limiting reliability. Other School Avenue semi-detached sales range from £175,000 to £220,000. Given the described renovated condition, a cautious base GDV estimate of £180,000 is used, with low and high scenarios of £158,000 and £220,000. This is an estimate, not a formal valuation.

Investment Snapshot

Guide Price	£130,000 - £150,000 (plus fees)
HB Estimated GDV	£180,000
Refurbishment Budget	£0

Strategy Recommendation

Proceed only after reviewing the legal pack and confirming the condition and resale value. The opportunity appears more suitable for a cautious resale or owner-occupier purchase than for BTL, as rental evidence is absent. Avoid relying on the high GDV scenario when bidding.

Works Required

No specific refurbishment works are evidenced. The property is described as renovated and modernised, including a re-fitted kitchen and bathroom. Inspection and any minor remedial items should be allowed for, but no quantified works allowance is included.

Rental & Market Context

No sufficiently specific external rental comparable identified.

Sold Comparables

The following completed sales were identified within approximately 5 miles:

35, School Avenue, Brownhills, Walsall, Walsall, Ws8 6ag 2026-02-27 · Semi-Detached · Freehold	£220,000
23, School Avenue, Brownhills, Walsall, Walsall, Ws8 6ag 2025-09-29 · Semi-Detached · Freehold	£158,000
23, School Avenue, Brownhills, Walsall, Walsall, Ws8 6ag 2025-09-29 · Semi-Detached · Freehold	£130,000
8, School Avenue, Brownhills, Walsall, Walsall, Ws8 6ag 2024-08-30 · Semi-Detached · Freehold	£175,000
3, School Avenue, Brownhills, Walsall, Walsall, Ws8 6ag 2024-07-09 · Semi-Detached · Freehold	£210,000

Potential BRRR Position

Base Project Cost	£143,840
Base GDV	£180,000
75% Refinance	£135,000
Indicative Cash Left In	£8,840
Equity Before Finance / Tax	£36,160

Using the £140,000 guide midpoint, no refurbishment allowance and known buyer and administration charges of £3,840, the indicative total cost is £143,840. A 75% refinance of the £180,000 base GDV would be £135,000, leaving approximately £8,840 in the property before finance costs, tax, valuation restrictions and any additional auction or legal-pack charges. The refinance depends on the achieved valuation and lender terms.

Buy-to-Let Analysis

BTL cannot be properly assessed because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. At the assumed £140,000 midpoint purchase price, known purchase costs are £3,840 before any legal-pack disbursements or other charges.

Flip Analysis

At the assumed £140,000 purchase price, the base-case gross spread to the estimated £180,000 GDV is £36,160 before selling costs, finance, tax and any undisclosed works or legal costs. A formal flip surplus is not stated because no supported selling-cost allowance is provided. The conflicting sales evidence makes the resale value uncertain.

Investor Risks & Due Diligence

• Conflicting recorded sales for the subject property at £130,000 and £158,000 on the same date.

• Sold comparables show a wide £130,000–£220,000 range, creating valuation uncertainty.

• No sufficiently specific rental evidence or passing rent is supplied, so yield cannot be established.

• Legal-pack disbursements and other possible purchaser charges are unknown.

• No formal maximum-bid calculation is supported without an agreed return, finance assumptions and full cost schedule.

Recommendation

Proceed only after reviewing the legal pack and confirming the condition and resale value. The opportunity appears more suitable for a cautious resale or owner-occupier purchase than for BTL, as rental evidence is absent. Avoid relying on the high GDV scenario when bidding.

Strategy Rating

HB Rating

★★★☆☆

Analysis Confidence

Confidence

Medium

The property description, tenure, auction charges and several relevant sold comparables are supplied, but the same-address sales conflict, no rental evidence is available, and legal-pack disbursements and other costs are unknown.