25 Newham Close, Heanor, Derbyshire DE75 7TW

Description

Investment Opportunity. Two bedroom end town house within an extremely sought after and popular residential location. The property is being sold with tenants in situ currently paying £9k in rental income a year which equates to a handsome yield of 13% against the guide price.

Accommodation

Entrance hall, lounge 15'6 x 11'9, kitchen 8'6 x 8', bedroom one 12' x 12', bedroom two 12' 4" x 5' 9", bathroom/w.c. The property has a rear garden and parking space.

Location

Located in Heanor, a sought after residential location with a range of local amenities, shops, leisure facilities, cafes and public houses. There are public transport links into Nottingham and Derby city centre and a nearby train station at Langley Mill providing railway links up and down the country.

Tenure / Property Information

Investment Analysis

The five supplied Land Registry sales on Newham Close range from £129,000 to £167,000. The £140,000 base GDV is supported by the more recent £137,000 and £140,000 sales, although the comparables are terraced or semi-detached and the subject is described as an end town house. The £129,000 low case and £167,000 high case reflect the supplied evidence range, not a formal valuation. Current rent is stated as £9,000 per annum from tenants in situ; no external rental comparables or property condition evidence were supplied.

Investment Snapshot

Strategy Recommendation

Consider as a rent-led hold only after verifying the tenancy, rent collection, legal compliance, condition and all special-condition fees. Do not bid on a flip or BRRRR assumption without inspection and a confirmed works budget.

Works Required

No refurbishment works are evidenced. The property is occupied by tenants, so any repairs, compliance works or redecoration should be confirmed through inspection and the tenancy/special conditions before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £140,000 base GDV, 75% loan-to-value refinancing would be approximately £105,000. The potential refinance position cannot be assessed fully because works, finance costs, valuation assumptions, tenancy documentation and additional auction fees are not supplied. The minimum buyer premium alone would be £6,000 at the guide price.

Buy-to-Let Analysis

At the £69,500 guide, the stated £9,000 annual rent equates to a 12.95% gross yield. The buyer premium is £6,000 because the 4.8% calculation is below the stated minimum. A yield on total acquisition cost cannot be established reliably because refurbishment costs, finance costs and any additional special-condition fees are not supplied. Rent is stated as current passing income, but tenancy terms, arrears, deposit and compliance information are unknown.

Flip Analysis

The supplied sales support a broad £129,000–£167,000 market-value range and a £140,000 base case. A flip surplus cannot be calculated because refurbishment costs, selling costs and a confirmed vacant-possession or resale position are not evidenced. The property is currently tenanted, which may affect resale strategy and timing.

Investor Risks & Due Diligence

• Tenants are in situ, but tenancy terms, arrears, deposit and compliance documentation are not supplied.

• No property condition or refurbishment-cost evidence is supplied.

• The 4.8% buyer premium is subject to a £6,000 minimum, which applies at the guide price.

• Additional special-condition fees may apply but are not quantified.

• The comparable sales are not all directly equivalent to the described end town house.

• No external rental comparables were identified, so the stated £9,000 rent cannot be independently benchmarked.

Recommendation

Consider as a rent-led hold only after verifying the tenancy, rent collection, legal compliance, condition and all special-condition fees. Do not bid on a flip or BRRRR assumption without inspection and a confirmed works budget.

Strategy Rating

Analysis Confidence

There are five relevant completed sales and stated current rent, but tenure, condition, tenancy details, EPC, costs beyond the minimum buyer premium and external rental evidence are missing.