27 Hamilton Mews, Doncaster

Description

A wonderful opportunity to acquire this deceptively spacious and versatile, modern 4 bedroom family house, offered for sale in good order throughout, and benefitting from well proportioned accommodation. The property will appeal to both owner occupiers and investors alike, with strong rental appeal and significant yield – circa £1200 pcm (£14,400 per annum). There are comparable properties currently on the market at circa £225,000.

Accommodation

Ground Floor: Entrance Hallway; Lounge 3.88 x 4.53m; WC; Kitchen 4.89 x 2.83m. First Floor: Bedroom 2.85 x 2.84m; Bedroom 2.89 x 2.55m; Bedroom 1.89 x 2.24m; Family Bathroom. Second Floor: Bedroom 5.3 x 2.7m; Ensuite Shower Room; Wardrobe. Outside: Garden; Garage & Parking Space.

Location

The property is situate on Hamilton Mews, Doncaster, a popular and well positioned area of this South Yorkshire City, well positioned for access to the wider area, City centre and a range of excellent transport links including direct rail line to London Kings Cross, and the A1/M18 road network.

Tenure / Property Information

Investment Analysis

Base GDV estimated at £199,000 using the completed £199,000 Hamilton Mews sale as the principal evidence. A low scenario of £165,000 reflects the other completed sale; £225,000 is a high scenario based on current asking evidence, not a completed transaction. The historic sold comparables materially reduce confidence.

Investment Snapshot

Strategy Recommendation

Potential BTL acquisition, subject to legal-pack review, rent validation, leasehold checks and confirmation of all auction costs.

Works Required

No specific refurbishment works are evidenced; the property is described as being in good order. Verify condition, lease terms and legal-pack requirements before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A potential BRRR exists because 75% of the base GDV is approximately £149,250. However, total acquisition costs, refurbishment costs, finance costs and achievable refinance valuation are not evidenced, so cash left in and project equity cannot be reliably calculated.

Buy-to-Let Analysis

At the £65,000 guide, the £1,150–£1,200 pcm evidence implies approximately 21.23%–22.15% gross yield before the £3,600 admin charge and other unknown costs. Rents are advertised or estimated rather than achieved, so the actual yield requires validation.

Flip Analysis

The apparent margin against the £199,000 base GDV is substantial at the guide, but a reliable flip surplus cannot be calculated because works, selling costs, legal costs and other auction disbursements are unknown. The £225,000 figure is only an asking price.

Investor Risks & Due Diligence

• Guide price is not the final sale price.

• The £1,150–£1,200 pcm figures are asking or auctioneer estimates, not achieved rents.

• Historic completed comparables provide limited current valuation certainty.

• The £3,600 admin charge excludes possible disbursements, legal fees, searches and other charges.

• Leasehold legal terms, remaining term, service charges and any restrictions require legal-pack verification.

• No inspection-based refurbishment or maintenance cost evidence is supplied.

Recommendation

Potential BTL acquisition, subject to legal-pack review, rent validation, leasehold checks and confirmation of all auction costs.

Strategy Rating

Analysis Confidence

Good evidence for property description, guide price, lease term, rent indications and one relevant completed sale, but sold comparables are historic and condition, works, service charges, disbursements and achieved rent are not evidenced.