27 Victoria Road, Stoke-On-Trent, Staffordshire, ST4 2HF

Description

Tenanted investment property comprising a two-bedroom mid-terraced house with two reception rooms, a kitchen, upstairs bathroom and enclosed rear yard. The property is stated to be let at £495 pcm (£5,940 pa), with ability to increase.

Accommodation

Ground floor: front reception room, rear reception room, kitchen and bathroom. First floor: landing, two double bedrooms. Outside: enclosed rear yard. The kitchen has an integrated gas hob and under oven, base units, plumbing for a washing machine and a gas central heating boiler. A freestanding electric cooker is also noted.

Location

Within walking distance of Stoke Town Centre and neighbourhood shops in Fenton, and within comfortable commuting distance of Royal Stoke Hospital.

Tenure / Property Information

Investment Analysis

The guide is £24,000, plus the known £3,600 buyer/admin charge. Same-street sold evidence ranges from £55,000 at 29 Victoria Road in 2021 to £85,000 at 35 Victoria Road in 2022, with older sales materially lower. A broad evidence-based HB range is £55,000–£85,000, with £70,000 used as the base GDV. Comparability is limited because the sold evidence does not provide bedroom counts or condition, and sale dates differ. The property is stated to be let at £495 pcm; supplied rental listings advertise £775–£850 pcm for two-bedroom houses, but these are asking rents rather than achieved rents.

Investment Snapshot

Strategy Recommendation

Prioritise as a tenanted BTL opportunity, subject to confirming the tenancy, rent history, legal pack and condition. The low guide creates apparent valuation headroom, but do not rely on the advertised market rents or GDV without validation.

Works Required

No specific refurbishment defects or works are evidenced. Verify condition, services, EPC, tenancy documentation and legal-pack matters before bidding; any repairs or improvement works remain unquantified.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £70,000 base GDV, 75% refinance is estimated at £52,500. Against the £24,000 guide plus the known £3,600 charge, this indicates approximately £24,900 of capital surplus before finance, tax, works and other costs. No refurbishment allowance or finance terms are supported, so the refinance outcome is indicative only and depends on lender valuation, rent assessment, tenancy status and legal-pack findings.

Buy-to-Let Analysis

At the stated passing rent of £495 pcm, annual rent is £5,940 and gross yield is 24.75% on the £24,000 guide, or approximately 21.52% against the guide plus the known £3,600 charge. The supplied £775–£850 pcm figures are advertised asking rents, not achieved rents, so any uplift requires validation and may involve tenancy or property-condition constraints. These calculations exclude finance, tax, insurance, maintenance, voids, management and other auction disbursements.

Flip Analysis

The broad evidence-based base GDV is £70,000 against £27,600 of guide-price acquisition and known buyer/admin cost. This leaves £42,400 before works, finance, tax, selling costs and other disbursements. A reliable flip surplus cannot be calculated because refurbishment and selling-cost allowances are not supplied.

Investor Risks & Due Diligence

• The £495 pcm rent is an auctioneer/property-stated figure and tenancy terms, rent history and payment status are not supplied.

• The £775–£850 pcm rental evidence comprises advertised asking rents, not achieved rents.

• Sold comparables have different addresses and dates, and bedroom counts and condition are not provided.

• No refurbishment or maintenance budget is supported by the evidence.

• Additional search fees, seller-cost reimbursement, legal fees, transfer fees and other disbursements may apply but are unquantified.

• Refinance depends on lender valuation, loan terms, tenancy assessment and the achieved property value.

• The property has on-street parking only, as stated.

Recommendation

Prioritise as a tenanted BTL opportunity, subject to confirming the tenancy, rent history, legal pack and condition. The low guide creates apparent valuation headroom, but do not rely on the advertised market rents or GDV without validation.

Strategy Rating

Analysis Confidence

The guide, known buyer/admin charge, stated passing rent, advertised rental evidence and same-street sold comparables are supplied. Confidence is reduced by limited comparable detail, dated sales, no condition survey, no legal-pack findings, no refurbishment costs and unknown additional auction disbursements.