27 High Street, Rotherham, South Yorkshire, S66 7AW

Description

Ideal renovation project set within a sought-after village location. Generous accommodation set over three floors. A character stone-built semi-detached property set on a generous plot which requires renovating throughout. Located within the desirable village of Braithwell, with two reception rooms, three double bedrooms, a gated driveway leading to a courtyard, parking area and private rear garden. The site offers scope for redevelopment and reconfiguration. The front outbuilding previously operated as a shop and presents potential to be reinstated for commercial use or demolished to create wider access, subject to the necessary consents being obtained.

Accommodation

Ground Floor: Entrance Hall, access to cellar, lounge, dining room and kitchen. First Floor Landing: Two bedrooms and bathroom/WC. Second Floor: Bedroom. External: Courtyard with off-road parking, range of outbuildings and garden to the rear.

Location

Braithwell has a doctor's surgery, pub, hairdressers and a community centre where regular social events are held. The property also offers convenient access to the M18, A1(M) and M1.

Tenure / Property Information

Investment Analysis

The £180,000 guide price cannot be tested against completed-sale evidence because no sold comparables or formal valuation evidence were supplied. The property requires renovation throughout, has an EPC rating of G, and includes a former shop outbuilding with redevelopment or commercial-use potential subject to consents. The known buyer admin charge is £1,800, with possible additional seller fees. A reliable GDV, refurbishment budget and maximum bid cannot be established from the evidence provided.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence alone. Proceed only after a full inspection, measured refurbishment quotation, confirmation of lease charges and seller fees, planning review of the outbuilding, and independent local valuation evidence.

Works Required

Renovation throughout as stated, including works required to bring the three-storey accommodation and EPC G property to lettable or saleable condition. Review the kitchen, bathroom, services, cellar, outbuildings, courtyard, garden and former shop area. Any reconfiguration, demolition or reinstatement of commercial use requires investigation of the necessary consents. The scope and cost require a full inspection and contractor quotations.

Rental & Market Context

Potential BRRR Position

A BRRR assessment is not supportable because no GDV, refurbishment cost, post-works rent, valuation evidence or finance assumptions were supplied. The £1,800 buyer admin charge is known, but potential seller fees and the lease-related charges remain unknown. Refinance viability should not be assumed.

Buy-to-Let Analysis

The supplied advertised asking rents range from £395 pcm in Maltby to £975 pcm across Rotherham and are not confirmed achieved rents for this property or its village location. On the £180,000 guide alone, this implies a broad gross yield range of approximately 2.63% to 6.50%, before refurbishment, finance, management, voids, maintenance, tax and fees. The range is too location-inexact to support a dependable BTL appraisal.

Flip Analysis

A flip appraisal is not supportable without completed-sale comparables, a defensible GDV, a refurbishment budget and selling-cost allowance. The former shop outbuilding and redevelopment potential may add complexity, with any proposed changes subject to consents.

Investor Risks & Due Diligence

• Renovation is stated to be required throughout, but no scope or cost estimate is available.

• EPC rating G may require significant improvement before letting or sale, but no improvement cost evidence was supplied.

• No completed-sale comparables or formal GDV evidence were provided.

• Rental evidence is advertised asking rent rather than achieved rent and relates to broader or different locations.

• The former shop outbuilding, demolition, reconfiguration or commercial reinstatement may require necessary consents.

• Annual service charge, ground rent, review period and ground rent increases are unknown.

• The seller may charge additional completion fees, but the amount is not supplied.

• The lease is leasehold and the precise ongoing lease costs are unconfirmed.

Recommendation

Do not bid on the current evidence alone. Proceed only after a full inspection, measured refurbishment quotation, confirmation of lease charges and seller fees, planning review of the outbuilding, and independent local valuation evidence.

Strategy Rating

Analysis Confidence

No completed-sale comparables, auctioneer rent estimate, refurbishment budget, confirmed local achieved rent, formal valuation, finance terms or full fee schedule were supplied. The rental evidence is advertised, geographically broad and materially inconsistent.