25 Highland Road, Bath, BA2 1DY

Description

An End of Terrace House requiring modernisation. Note: There may be potential for a loft conversion, subject to the necessary planning consents being obtained.

Accommodation

Two Floors comprising: First Floor: Bedroom (One), Bedroom (Two), Bedroom (Three), Bathroom/WC. Ground Floor: Entrance Hall, Living Room, Kitchen. Garden at Rear.

Location

Situated in a cul-de-sac off Shophouse Road, close to the amenities available in Bath City Centre and travelling facilities including Oldfield Park Train and Bath Spa Train Stations. Innox Park and Brickfields Park are also nearby.

Tenure / Property Information

Investment Analysis

The five same-road freehold terraced sales range from £243,000 to £410,000. The latest supplied sale was £287,500 on 14 January 2026. As bedroom counts, floor areas, condition and specification are not supplied, the evidence supports only an indicative GDV range rather than a formal valuation. A cautious base scenario of £287,500 is used, with £243,000 low and £335,000 high; the £410,000 sale is treated as an upper outlier because its property characteristics are not provided.

Investment Snapshot

Strategy Recommendation

Proceed only after reviewing the legal pack, confirming all completion charges and obtaining a detailed refurbishment quote. Treat the loft opportunity as speculative. Without rent and works evidence, there is insufficient support for a BTL, BRRR or flip bid at auction.

Works Required

Modernisation is required, but no detailed schedule or condition survey is supplied. Likely works cannot be costed reliably from the evidence. Any loft conversion would require planning consent and associated technical assessment; it should not be assumed in the base case.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed reliably because refurbishment costs, rent and total project costs are unavailable. The indicative 75% refinance figure on the base GDV would be £215,625, but cash left in cannot be calculated without a supported acquisition and works budget.

Buy-to-Let Analysis

No sufficiently specific rental evidence or auctioneer rent estimate is supplied, so rent, yield and debt-service performance cannot be established. The known buyer premium is £1,500 inclusive of VAT, while any seller-charged completion fees remain dependent on the special conditions.

Flip Analysis

The supplied sales indicate an indicative resale range of £243,000 to £335,000, with a £287,500 base scenario. A flip surplus cannot be calculated because the modernisation cost, selling costs and full acquisition costs are unsupported. The £1,500 buyer premium is known and seller-charged fees may also apply.

Investor Risks & Due Diligence

• The property requires modernisation, but the extent and cost of works are unknown.

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

• The loft conversion is only a potential opportunity and is subject to planning consent.

• The comparable sales have no supplied bedroom, size or condition details, limiting GDV reliability.

• The EPC is rated E.

• Seller-charged completion fees may apply under the special conditions of sale.

• The property is sold by auction and the £1,500 buyer premium is payable in addition to the purchase price.

Recommendation

Proceed only after reviewing the legal pack, confirming all completion charges and obtaining a detailed refurbishment quote. Treat the loft opportunity as speculative. Without rent and works evidence, there is insufficient support for a BTL, BRRR or flip bid at auction.

Strategy Rating

Analysis Confidence

Same-road completed sales provide useful market evidence, but bedroom counts, floor areas, condition comparisons, rental evidence, refurbishment costs and some auction costs are missing.