27 High Street, Rotherham, South Yorkshire

Description

A great opportunity to acquire this character stone built semi-detached property set on a generous plot which requires renovating throughout. Being located within the desirable village of Braithwell, this could make a beautiful family home once more. The accommodation is split over three levels with additional cellar area and has two reception rooms, three double bedrooms, a gated driveway leading to a courtyard, parking area and a private garden to the rear. The site offers excellent scope for redevelopment and reconfiguration. The front outbuilding, which previously operated as a shop, presents potential to be reinstated for commercial use or alternatively demolished to create a wider access, subject to the necessary consents being obtained.

Accommodation

Ground Floor: Entrance Hall, Access to Cellar, Lounge, Dining Room, Kitchen. First Floor Landing: Two Bedrooms & Bathroom/Wc. Second Floor: Bedroom. External: Courtyard with Off Road Parking, Range of Outbuildings and Garden to the Rear.

Location

Located within the desirable village of Braithwell, which has a doctor’s surgery, pub, hairdressers and a community centre where regular social events are held. The property also offers convenient access onto the M18 as well as the A1(M) and M1 for travelling further afield.

Tenure / Property Information

Investment Analysis

No completed-sale comparables or formal valuation evidence has been supplied. The £170,000 guide price cannot be treated as market value or GDV. The property requires renovation throughout, has an EPC rating of G, and offers possible reconfiguration or commercial use of the former shop outbuilding, subject to consents. A reliable GDV and maximum bid cannot be established without inspection, refurbishment costing and comparable evidence.

Investment Snapshot

Strategy Recommendation

Treat as a renovation-led owner-occupier or redevelopment opportunity only after confirming condition, planning feasibility, leasehold charges and full works costs. Do not proceed on a BTL, BRRR or flip basis until GDV and project costs are independently established.

Works Required

Renovation throughout as described, including review and upgrading of the existing accommodation, kitchen, bathroom, heating and EPC-related items subject to inspection. Consider reconfiguration of the three-level layout and cellar only where practical. The former shop outbuilding could potentially be reinstated for commercial use or demolished to widen access, subject to planning and other necessary consents.

Rental & Market Context

Potential BRRR Position

BRRR cannot be reliably underwritten because GDV, refurbishment costs, finance costs and leasehold charges are not evidenced. A 75% refinance calculation is therefore unsupported. The long stated lease term is positive in duration, but service charge, ground rent and review details remain unknown.

Buy-to-Let Analysis

The supplied rental evidence is an advertised asking rent of £900 pcm for three-bedroom properties in South Yorkshire, not an achieved rent or property-specific valuation. This equates to £10,800 annually and a headline gross yield of 6.35% against the £170,000 guide price, before refurbishment, finance, service charge, ground rent, management, maintenance and other costs. Net yield cannot be established.

Flip Analysis

A flip surplus cannot be calculated because there are no completed-sale comparables, supported GDV, refurbishment allowance or selling-cost allowance. The property is described as requiring renovation throughout, so the project should not be bid on the guide price alone without a detailed inspection and cost plan.

Investor Risks & Due Diligence

• Requires renovation throughout, with no quantified works budget supplied.

• EPC rating G may require substantial improvement works, although the exact defects and upgrade requirements are unknown.

• Annual service charge, ground rent, review provisions and potential increases are not supplied.

• The seller may charge additional completion fees under the special conditions, but the amount is unknown.

• Any commercial reinstatement, demolition, wider access or reconfiguration may require planning or other consents.

• The former shop outbuilding, cellar, heating system and three-level accommodation require inspection before costs or usability can be assessed.

• The £900 pcm rental figure is an area asking-rent listing rather than achieved or property-specific evidence.

Recommendation

Treat as a renovation-led owner-occupier or redevelopment opportunity only after confirming condition, planning feasibility, leasehold charges and full works costs. Do not proceed on a BTL, BRRR or flip basis until GDV and project costs are independently established.

Strategy Rating

Analysis Confidence

The description, guide price, lease term, known admin charge and indicative asking rent are supplied, but there are no sold comparables, property-specific achieved rent, refurbishment costs, GDV, heating details, leasehold charges or complete auction fees.