27 Leda Avenue, Hengrove, Bristol

Description

A freehold semi-detached family home in a sought-after and quiet cul-de-sac location, with front and rear gardens, side access, a detached garage and a self-contained annexe. The property requires basic updating.

Accommodation

Accommodation of 1,235 sq ft arranged over two floors. The ground floor comprises two reception rooms which have been combined and a separate kitchen. The first floor has three bedrooms, a separate bathroom and WC. A large rear ground-floor extension is arranged as a self-contained annexe with a bathroom, bedroom and utility room that could be a kitchen.

Location

Located in Hengrove, a quiet and popular area with local amenities including Hengrove Leisure Centre and Imperial Retail Park. Open green spaces and schools are nearby, with access to Bristol city centre and transport links via Parson Street and Temple Meads railway stations, the M32, M5 and M4.

Tenure / Property Information

Investment Analysis

Indicative GDV is based only on the supplied same-road completed sales. The £328,000 and £430,000 sales from 2021 provide a broad evidence range, while older sales are less directly relevant. Given the subject's four-bedroom accommodation, 1,235 sq ft size, detached garage and self-contained annexe, a base GDV estimate of £400,000 is used, but this is not a formal valuation and should be treated cautiously because the comparables differ in date, size and specification.

Investment Snapshot

Strategy Recommendation

Potentially suitable for a cautious buy-to-let or BRRR appraisal at or near guide, subject to confirming the achievable rent, annexe status and condition. Do not bid to a fixed maximum without a detailed inspection-led works budget and legal due diligence.

Works Required

Basic updating is stated to be required, but no detailed schedule or cost evidence is supplied. Allow for inspection-led updating only; review the combined reception-room layout, kitchen, bathrooms, decoration and the annexe's bathroom, bedroom, utility room and potential kitchen arrangement without assuming additional works or consents.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £400,000 base GDV, 75% refinance is £300,000. This exceeds the guide price plus the known £1,800 buyer premium before works, but total project cost and cash left in cannot be established because no refurbishment budget, finance cost or other project costs are supplied. Refinance assumptions also require lender acceptance of the property and annexe.

Buy-to-Let Analysis

The auctioneer's estimated rent of £1,700–£1,800 pcm implies a gross yield of approximately 7.42%–7.85% against the £275,000 guide, using no finance, operating or refurbishment costs. The midpoint annual rent used is £21,000. No sufficiently specific external rental comparable was identified, so the rent should be independently verified, particularly given the annexe configuration.

Flip Analysis

The base GDV indicates gross headroom of £123,200 over the £275,000 guide and £1,800 buyer premium before works, selling costs, finance and taxation. A reliable flip surplus cannot be calculated because the refurbishment cost and selling allowance are unsupported.

Investor Risks & Due Diligence

• The £1,700–£1,800 pcm rent is an auctioneer estimate rather than achieved rent, and no sufficiently specific external rental comparable was identified.

• The completed sales evidence is mainly from 2021 and ranges from £328,000 to £430,000, with no supplied size or condition comparisons.

• The property requires basic updating, but no detailed works schedule or cost estimate is supplied.

• The self-contained annexe and its potential kitchen arrangement require legal, planning, building-regulation and lender due diligence; no supporting documentation is supplied.

• Heating details were not supplied.

• The £1,800 buyer premium is payable on exchange, and the eight-week-or-earlier completion requirement may affect funding and due diligence.

Recommendation

Potentially suitable for a cautious buy-to-let or BRRR appraisal at or near guide, subject to confirming the achievable rent, annexe status and condition. Do not bid to a fixed maximum without a detailed inspection-led works budget and legal due diligence.

Strategy Rating

Analysis Confidence

The property description, guide, buyer premium, auctioneer rent estimate and same-road sales are available, but the sales are historic and variable, no external rent evidence is supplied, and no detailed condition or refurbishment cost schedule is provided.