25 St. Davids Road, Preston, Lancashire, PR1 6ND

Description

An end terrace house comprising: Hall, lounge, kitchen, three bedrooms and bathroom. Rear yard and on street parking.

Accommodation

Hall, lounge, kitchen, three bedrooms and bathroom. Lounge: 3.88m x 4.89m; Kitchen: 3.35m x 3.88m; Bedroom 1: 2.2m x 3.32m; Bedroom 2: 3.27m x 4.01m; Bedroom 3: 1.53m x 4.01m; Bathroom: 1.63m x 2.35m.

Location

Situated just off St Thomas Road and close to local shops, amenities and places of worship. Good transport links to Preston City centre.

Tenure / Property Information

Investment Analysis

The strongest evidence is the completed sale of 26 St Davids Road at £90,500 in March 2024. The subject property is also recorded at £125,000 in 2008, but older sales are less relevant. A base GDV of £90,500 is adopted, with £82,000 as a conservative guide-price scenario. No condition evidence supports a refurbishment uplift.

Investment Snapshot

Strategy Recommendation

Potential BTL subject to viewing, rent validation and full fee review. The margin is too thin for a confident flip, while BRRR would leave substantial cash in at the stated valuation.

Works Required

No specific defects or required works are evidenced. Allow for inspection, legal/compliance checks and only maintenance or improvements confirmed after viewing and survey.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £82,000 guide, known acquisition costs plus the assumed zero quantified refurbishment allowance total £87,100 before other fees. A 75% refinance against the £90,500 base GDV would be £67,875, leaving indicative cash still invested of £19,225 before finance, tax and unquantified costs. The refinance case is therefore dependent on achieving the comparable-supported GDV and satisfactory lender valuation.

Buy-to-Let Analysis

Using the £82,000 guide as the purchase figure, advertised rents of £825–£1,150 pcm imply gross yields of approximately 14.63%–17.93% before finance, vacancy, management, maintenance and tax. These are asking rents rather than achieved rents, and no passing rent is provided. Including the stated £1,500 buyer premium and £3,600 minimum admin charge, total known cost is £87,100 before other fees; the corresponding yield range is approximately 11.37%–15.84%.

Flip Analysis

A base resale value of £90,500 against £87,100 of purchase and known costs leaves £3,400 before selling costs, finance, tax, legal costs, refurbishment and other auction disbursements. A reliable flip surplus cannot be established because refurbishment and selling allowances are unsupported.

Investor Risks & Due Diligence

• The £90,500 GDV relies mainly on one nearby March 2024 completed sale.

• Rental evidence comprises advertised asking rents, not achieved or passing rent.

• No condition or refurbishment cost evidence is provided.

• The stated total excludes potentially payable search, seller, legal, transfer and other disbursement costs.

• Leasehold ground-rent information is presented in historic notation and the service-charge field is blank.

• On-street parking only is stated.

• The refinance calculation depends on a lender accepting a 75% loan-to-value against the adopted GDV.

Recommendation

Potential BTL subject to viewing, rent validation and full fee review. The margin is too thin for a confident flip, while BRRR would leave substantial cash in at the stated valuation.

Strategy Rating

Analysis Confidence

A recent nearby completed sale, property description, guide price and rental asking evidence are available, but condition, achieved rent, finance terms, selling costs and several auction disbursements are not quantified.