24 Vinery Grove, Denton, Manchester

Description

A Semi-Detached House requiring modernisation.

Accommodation

Accommodation arranged on two floors. First floor: Bedroom (One), Bedroom (Two), Bedroom (Three), Bathroom/WC. Ground floor: Entrance Porch, Entrance Hall, Living Room, Kitchen. Front Garden and garden at rear.

Location

Situated in a cul-de-sac off Shoecroft Avenue, close to the amenities available in Denton Town Centre and travelling facilities including Denton Train Station. Reddish Vale Country Park and Debdale Park are also nearby.

Tenure / Property Information

Investment Analysis

Same-street HM Land Registry comparables range from £152,000 to £228,000. The two 2024 sales were £152,000 and £228,000, but the evidence does not provide floor areas, condition, specification or reasons for the substantial variation. An indicative base GDV of £190,000 is used as the midpoint of those 2024 sales, with £152,000 as a low scenario and £228,000 as a high scenario. This is not a formal valuation.

Investment Snapshot

Strategy Recommendation

Proceed only subject to inspection, legal review and a priced refurbishment schedule. The evidence currently supports an appraisal-led refurbishment/resale opportunity rather than a confirmed BTL or BRRR investment.

Works Required

Property inspection, contractor pricing and a full scope of modernisation are required. Works may include updating the existing accommodation and addressing the implications of the EPC G rating, but no specific defects, services, finishes or costs are evidenced.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £90,000 guide, the £1,500 buyer premium gives a known purchase price and buyer cost of £91,500 before refurbishment and any other seller charges. A 75% refinance of the indicative £190,000 base GDV would be £142,500, but cash left in cannot be calculated without a supported works budget and complete acquisition costs. The EPC G rating and unspecified modernisation requirement create material uncertainty.

Buy-to-Let Analysis

No sufficiently specific rental comparable or auctioneer rent estimate is supplied, so rent and gross yield cannot be established. The property is vacant and would require modernisation before any letting assessment.

Flip Analysis

The indicative base GDV is £190,000, based on same-street sales, but refurbishment costs, selling costs and any applicable seller charges are not supplied. A reliable flip surplus and maximum bid therefore cannot be calculated. The apparent discount to the guide should not be treated as profit until condition and costs are verified.

Investor Risks & Due Diligence

• Substantial variation in same-street comparable sale prices, with no condition or specification details to explain it.

• The property is described as requiring modernisation, but no survey, works schedule or refurbishment quotation is supplied.

• EPC rating G may require improvement, but the required measures and costs are unknown.

• No sufficiently specific rental evidence or auctioneer rent estimate is available.

• Additional seller charges may apply under the special conditions of sale.

• Known acquisition cost excludes any applicable seller charges, finance costs and refurbishment expenditure.

Recommendation

Proceed only subject to inspection, legal review and a priced refurbishment schedule. The evidence currently supports an appraisal-led refurbishment/resale opportunity rather than a confirmed BTL or BRRR investment.

Strategy Rating

Analysis Confidence

Same-street completed sales and the guide price are available, but condition-adjusted valuation, refurbishment costs, rent, floor area, services, parking, finance costs and potential seller charges are not evidenced.