26 Woodland Avenue, Claybrooke Magna, Lutterworth, Leicestershire, LE17 5AR

Description

A traditional three-bedroom semi-detached house in a sought-after South Leicestershire village. In need of modernisation, the property offers versatile accommodation with scope for extension STPC. Freehold investment.

Accommodation

Ground floor: hall, lounge 6.79m x 3.95m, dining room 3.64m x 2.42m, kitchen 3.99m x 3.80m, conservatory 2.94m x 2.81m, cloak/WC. First floor: landing with access to boarded roof space, bedroom 1 3.92m x 3.64m, bedroom 2 3.35m x 3.03m, bedroom 3 2.79m x 2.59m, bathroom. Gardens to the front and rear.

Location

Traditional semi-detached house in a sought-after village in South Leicestershire.

Tenure / Property Information

Investment Analysis

The three recent same-road semi-detached sales range from £296,000 to £323,000, with the latest supplied sale at £297,000 in February 2026. A base GDV of £310,000 is used as an indicative midpoint, with a £297,000–£323,000 evidence range. The comparables do not provide bedroom count, condition or specification, so this is not a formal valuation and the subject property's modernisation requirement may reduce achieved value.

Investment Snapshot

Strategy Recommendation

Proceed only as a conditional value-add opportunity after a full survey, refurbishment quotation and legal review. Do not rely on the guide-to-GDV difference alone; rental evidence and a maximum bid cannot be established from the supplied data.

Works Required

Modernisation is required, but the supplied evidence does not specify individual defects or provide a works schedule. Any extension is described only as having scope subject to planning consent and other permissions (STPC). A survey, measured specification and contractor quotations are required before budgeting.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the indicative £310,000 base GDV, 75% refinancing equates to £232,500. Cash left in cannot be calculated because refurbishment costs and the full project-cost base are unsupported. The strategy is therefore dependent on a survey, works budget, finance terms and confirmation that the finished value is achievable.

Buy-to-Let Analysis

No sufficiently specific rental comparable or auctioneer rent estimate is supplied, so rent and gross yield cannot be established. The EPC is C and the property is freehold, but the modernisation requirement and unknown operating costs remain unquantified.

Flip Analysis

The supplied comparable evidence indicates an indicative resale value range of £297,000–£323,000, with a £310,000 base case. Flip surplus cannot be calculated because refurbishment costs, selling costs and other project costs are not supplied. The guide plus stated buyer premium and admin charge is £203,480 before works and other charges, but this is not a complete project cost.

Investor Risks & Due Diligence

• The subject property is stated to need modernisation, but the extent and cost of works are unknown.

• Comparable sales do not state bedroom count, condition or specification, limiting GDV reliability.

• No sufficiently specific rental evidence or auctioneer rent estimate is available.

• Additional auction charges may apply, including searches, seller-cost reimbursement, legal fees and transfer fees.

• Any extension is subject to planning and other required consents; no permission or feasibility evidence is supplied.

• Potential off-road parking is described as potential rather than confirmed.

Recommendation

Proceed only as a conditional value-add opportunity after a full survey, refurbishment quotation and legal review. Do not rely on the guide-to-GDV difference alone; rental evidence and a maximum bid cannot be established from the supplied data.

Strategy Rating

Analysis Confidence

Same-road sold evidence supports an indicative GDV range, but the comparables lack condition and specification details. No refurbishment budget, rental evidence, full fees or selling-cost allowance is supplied.