257 Kingsway Park, Urmston, Manchester

Description

Three bedroom semi-detached property benefiting from a front and rear garden, well located for the amenities of Urmston, in need of modernisation and vacant.

Accommodation

Ground Floor - Reception Room, Kitchen, Dining Room; First Floor - Three Bedrooms, Bathroom/WC

Location

The property is situated in a residential area of Urmston, with local shops, supermarkets and everyday amenities within easy reach. The area benefits from nearby green spaces and recreational facilities, including Davyhulme Park and the George H Carnall Leisure Centre. Urmston railway station is approximately 0.9 miles away, providing rail connections towards Manchester and Liverpool, while local bus services offer additional transport links. Transport: National Rail - Urmston (Transpennine Express & northern); Tram - Trafford Palazzo (Red Line).

Tenure / Property Information

Investment Analysis

Completed sales on Kingsway Park range from £180,000 to £385,000. The most recent comparable, 265 Kingsway Park, sold for £203,000 on 13 February 2026, while other sales show substantial variation. Given the subject property is described as requiring modernisation and no floor area, condition schedule or detailed specification is supplied, £203,000 is used as the base GDV, with a broad evidence-based scenario range of £180,000 to £385,000. The upper comparables may reflect materially different condition or specification and should not be relied upon without inspection.

Investment Snapshot

Strategy Recommendation

Proceed only after inspection, legal review and a fully costed refurbishment plan. On the supplied evidence, the property is more suitable for cautious BTL consideration than an underwritten flip, but the bid should remain below a separately calculated all-in maximum once works and fees are known.

Works Required

Modernisation is required, but the evidence does not specify the defects, finishes, services or scope of work. A survey and detailed refurbishment schedule are required before budgeting.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £203,000 base GDV, a 75% refinance assumption equates to £152,250. Total project cost and cash left in cannot be calculated because refurbishment costs and the auctioneer's buyer fee are not supplied. The guide price is already close to the latest comparable sale, so BRRR headroom appears limited before works and transaction costs.

Buy-to-Let Analysis

The most directly relevant rental evidence is an advertised £1,500 pcm for a three-bedroom house in Urmston, implying £18,000 annual gross rent and a 9.0% gross yield against the £200,000 guide. A second three-bedroom M41 listing is advertised at £459 pcm, producing a much lower 2.75% guide-price yield. Both are asking rents rather than achieved rents, and no allowance is made for finance, voids, management, maintenance, insurance, tax or buyer fees. BTL viability therefore depends on confirming the achievable rent and refurbishment cost.

Flip Analysis

A flip assessment cannot be reliably completed because refurbishment costs, selling costs and the property's post-modernisation specification are not provided. The £203,000 base GDV is only £3,000 above the £200,000 guide before any works or fees, indicating limited apparent margin at the base scenario. The £385,000 comparable demonstrates potential market variation but is not sufficiently comparable to underwrite a resale value.

Investor Risks & Due Diligence

• The property is described as requiring modernisation, but the scope and cost of works are unknown.

• Completed comparable prices vary materially from £180,000 to £385,000, creating uncertainty over achievable GDV.

• Rental figures are advertised asking rents, not achieved rents, and the supplied evidence ranges from £459 pcm to £1,500 pcm.

• The auction buyer fee is unspecified and VAT or other seller charges may apply.

• No EPC, heating, parking, council tax or detailed legal information is supplied.

• No reliable maximum bid can be calculated without refurbishment and transaction-cost information.

Recommendation

Proceed only after inspection, legal review and a fully costed refurbishment plan. On the supplied evidence, the property is more suitable for cautious BTL consideration than an underwritten flip, but the bid should remain below a separately calculated all-in maximum once works and fees are known.

Strategy Rating

Analysis Confidence

There are several completed local sales and two rental adverts, but the comparables vary substantially and there is no floor area, EPC, detailed condition report, refurbishment budget, buyer fee or confirmed achieved rent.