25 Highland Road, Bath, Avon

Description

Freehold end terrace house requiring modernisation and updating. The property comprises a two-floor end terrace house together with rear garden. It requires a programme of upgrading and refurbishment and may also have potential for reconfiguration and/or extension into the loft space subject to necessary consents.

Accommodation

First Floor: Three bedrooms. Ground Floor: Entrance hall, reception room, kitchen, bathroom/wc. Outside: Front pavement courtyard with side access to rear garden.

Location

Highland Road is a cul-de-sac in a residential area to the west of the City Centre. The location benefits from local shopping and recreational facilities, with the City Centre accessible and providing a comprehensive range of facilities. The area is served by local bus services and Oldfield Park rail station is within a 0.6-mile walk. Innox Park is located immediately south of Highland Road.

Tenure / Property Information

Investment Analysis

Five completed sales on Highland Road range from £243,000 to £410,000, with a simple average of £307,100. However, the evidence does not provide the comparables’ bedroom counts, floor areas, condition, extensions or parking details, so a reliable property-specific GDV or low/base/high valuation cannot be established. The subject property requires modernisation and updating, which further limits direct comparison.

Investment Snapshot

Strategy Recommendation

Proceed only after obtaining a full inspection, a detailed refurbishment quotation, confirmation of parking and heating, review of special conditions and independent valuation evidence. Do not rely on the supplied sales alone to set a bid.

Works Required

Modernisation and updating as described, with the precise scope and cost to be confirmed by inspection. Reconfiguration and/or loft-space extension may be possible only subject to the necessary consents; no such works should be assumed in the valuation.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be quantified without a supported GDV, refurbishment budget or rent. The £1,800 inclusive-of-VAT contract documentation fee is known, but the seller may also charge additional completion fees under the special conditions. Refinance capacity and cash left in therefore cannot be calculated reliably.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental comparables or auctioneer rent estimate are supplied. The property is vacant, and refurbishment requirements, EPC E and unknown heating details may affect letting readiness and costs.

Flip Analysis

The supplied completed sales indicate local market evidence between £243,000 and £410,000, but the lack of comparable specification and the unknown refurbishment scope prevent a reliable resale GDV, project cost or flip surplus calculation. Any loft or reconfiguration potential is subject to consent and should not be included without evidence.

Investor Risks & Due Diligence

• Refurbishment scope and cost are not quantified.

• Comparable sales lack bedroom, floor-area, condition and parking details, limiting GDV confidence.

• No sufficiently specific rental evidence or passing rent is supplied.

• Potential reconfiguration or loft extension is subject to necessary consents and is not assured.

• The property has EPC E and heating details are unavailable.

• Additional seller fees may be payable under the special conditions of sale.

• Parking details are unavailable.

Recommendation

Proceed only after obtaining a full inspection, a detailed refurbishment quotation, confirmation of parking and heating, review of special conditions and independent valuation evidence. Do not rely on the supplied sales alone to set a bid.

Strategy Rating

Analysis Confidence

There are five local completed sales and clear tenure, occupancy and description evidence, but no comparable specifications, rental evidence, refurbishment costs, floor area, parking confirmation or complete fee schedule.