25 Henry Street, Shildon, County Durham, County Durham, DL4 1JP

Description

A spacious two-bedroom freehold mid-terrace requiring refurbishment throughout, offering potential to add value for investors, developers or owner-occupiers. The property offers approximately 80 sq m (861 sq ft) of accommodation and would benefit from modernisation and cosmetic improvement throughout.

Accommodation

Entrance hall, living room, separate dining room, fitted kitchen, two bedrooms, family bathroom and rear yard.

Location

Situated within a popular residential location close to local amenities, schools and transport links.

Tenure / Property Information

Investment Analysis

Same-street sold evidence ranges from £39,500 to £85,999, with more recent evidence at £39,500 and £39,999 and another sale at £53,000. The £85,999 sale is materially higher and its condition is not supplied. A cautious base GDV of £53,000 is used, with a low scenario of £39,500 and high scenario of £85,999. The property requires refurbishment throughout, but no quantified works cost or detailed condition survey is provided.

Investment Snapshot

Strategy Recommendation

Proceed only subject to inspection, legal review and a detailed refurbishment quotation. The evidence supports investigating a low-cost BTL or BRRR purchase, but an offer or bid limit cannot be responsibly set without works and total-cost information.

Works Required

Refurbishment and modernisation throughout, including cosmetic improvement, subject to inspection. The supplied evidence does not identify specific defects or provide a works specification, so no detailed scope or cost can be supported.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the upper guide, the supplied 75% base-GDV refinance indication is £39,750 against a £53,000 base GDV. However, total project cost cannot be calculated because refurbishment costs and several potential auction disbursements are unspecified. BRRR cash requirements and viability therefore remain unconfirmed.

Buy-to-Let Analysis

Using the upper £45,000 guide as the analysis purchase figure, the advertised £475 pcm asking rent indicates a gross yield of approximately 12.67% before refurbishment, finance, management, maintenance, voids and other costs. This is asking-rent evidence rather than achieved rent, and total-cost yield cannot be established because refurbishment costs and other purchase costs are incomplete.

Flip Analysis

A base GDV of £53,000 is supported by a same-street completed sale, but the evidence shows a wide £39,500–£85,999 range. Flip surplus cannot be calculated because refurbishment costs, full acquisition costs and selling costs are not supplied.

Investor Risks & Due Diligence

• Refurbishment is described as being required throughout, but no detailed condition report or cost estimate is supplied.

• Same-street sold prices vary materially from £39,500 to £85,999, creating uncertainty over achievable GDV.

• The £475 pcm figure is an advertised asking rent, not an achieved or passing rent.

• Buyer/admin costs are incomplete and additional legal, search, transfer and seller-cost reimbursements may apply.

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

• A maximum bid cannot be supported without quantified works and total acquisition costs.

Recommendation

Proceed only subject to inspection, legal review and a detailed refurbishment quotation. The evidence supports investigating a low-cost BTL or BRRR purchase, but an offer or bid limit cannot be responsibly set without works and total-cost information.

Strategy Rating

Analysis Confidence

There are five same-street completed sales and one advertised rental, but condition comparability, refurbishment costs, EPC, operating costs and several auction fees are unavailable. The valuation range is therefore broad and indicative.