26 Shearing Hill, Gedling, Nottingham, NG4 3GX

Description

Situated on Shearing Hill, close to local shopping/travelling facilities including Carlton and Netherfield Train Stations. Further amenities can be found nearby in Nottingham City Centre. A Detached House requiring modernisation with accommodation arranged on Two Floors comprising: First Floor: Bedroom (One), Bedroom (Two), Bedroom (Three), Bathroom/WC. Ground Floor: Entrance Hall, Living Room, Kitchen/Diner. Detached Garage. Driveway Providing Off-Street Parking. Front Garden. Garden at Rear.

Accommodation

First Floor: Bedroom (One), Bedroom (Two), Bedroom (Three), Bathroom/WC. Ground Floor: Entrance Hall, Living Room, Kitchen/Diner. Detached Garage. Front Garden. Garden at Rear.

Location

Situated on Shearing Hill, close to local shopping/travelling facilities including Carlton and Netherfield Train Stations. Further amenities can be found nearby in Nottingham City Centre.

Tenure / Property Information

Investment Analysis

The property is a vacant three-bedroom freehold detached house requiring modernisation. Same-street sold evidence ranges from £250,000 to £330,000 in 2009–2019, while the £1,150,000 sale at No. 42 in 2025 is materially higher and not sufficiently explained by the supplied evidence. The comparables do not provide reliable like-for-like support for a current GDV, particularly without floor area, condition details or evidence explaining the outlier. No supported GDV estimate is therefore stated.

Investment Snapshot

Strategy Recommendation

Treat as a conditional purchase opportunity only. Complete a detailed survey, obtain a full modernisation budget, verify the achievable rent and review the special conditions and possible seller fees before setting any bid limit.

Works Required

Modernisation is required, but the scope is not specified. Obtain a survey and quotations covering the kitchen/diner, bathroom/WC, decoration, flooring, heating, electrics, windows, roof, structure and external areas only where inspection identifies a need. Confirm the detached garage, driveway and gardens during inspection.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

The low guide price relative to the supplied £1,200 pcm asking-rent evidence may offer refinance potential, but GDV, refurbishment cost and total acquisition cost cannot be reliably established. A 75% GDV refinance calculation is therefore unsupported. Do not rely on a BRRR exit without a survey, full works budget and robust valuation evidence.

Buy-to-Let Analysis

The advertised asking rent of £1,200 pcm equates to £14,400 annually and a gross yield of approximately 13.09% against the £110,000 guide price בלבד. This is not an achieved rent, and the yield cannot be assessed against total project cost because refurbishment costs, finance, seller fees and any other purchase costs are not supplied. Validate achievable rent and condition before bidding.

Flip Analysis

A flip surplus cannot be calculated because there is no reliable supported GDV, refurbishment allowance or selling-cost allowance. The same-street comparables are inconsistent, with the 2025 £1,150,000 sale not reconciled against earlier sales of £250,000–£330,000.

Investor Risks & Due Diligence

• Modernisation is stated but its scope and cost are not supplied.

• The £1,200 pcm figure is an advertised asking rent rather than an achieved or passing rent.

• Comparable sale evidence is inconsistent, including a £1,150,000 2025 sale that is not explained by the supplied data.

• The seller may charge additional completion fees under the special conditions.

• The balance of the 10% deposit, subject to the stated minimum, and the buyer premium are payable within 24 hours of the auction date.

Recommendation

Treat as a conditional purchase opportunity only. Complete a detailed survey, obtain a full modernisation budget, verify the achievable rent and review the special conditions and possible seller fees before setting any bid limit.

Strategy Rating

Analysis Confidence

The guide price, tenure, accommodation, vacancy and one advertised rent are supplied, but there is no works cost, floor area, reliable current GDV evidence, passing rent, finance cost or complete fee schedule. The latest comparable is also materially inconsistent with the other sales.