270 Newchurch Road, Bacup, OL13 0UG

Description

To be sold by online auction on 21st-22nd October 2026, unless sold prior under auction terms. A vacant two-bedroom terraced property in Bacup, recently refurbished to a high standard and offered in move-in / tenant-ready condition. The property has been recently renovated throughout and benefits from a cellar.

Accommodation

Spacious living room and separate kitchen to the ground floor; two bedrooms and a bathroom to the first floor; cellar.

Location

Newchurch Road is situated within Bacup, providing access to local shops, schools and everyday amenities. The area is well placed for road links towards Rawtenstall, Rochdale and surrounding East Lancashire towns.

Tenure / Property Information

Investment Analysis

The only supplied completed comparable is the same property, sold for £66,000 on 23 May 2025. The current £99,500 guide is £33,500, or approximately 50.8%, above that completed sale. The property is described as recently refurbished and tenant-ready, but no evidence quantifies any value uplift from the refurbishment. A base GDV of £66,000 is therefore used cautiously, with no supported low/high scenario values.

Investment Snapshot

Strategy Recommendation

Do not pursue at the £99,500 guide on the supplied evidence. The property may suit an owner occupier or BTL buyer only if independently verified market value and rent justify the price; obtain a full inspection and current valuation before bidding.

Works Required

No specific works are identified in the supplied evidence. The property is described as recently renovated throughout and in move-in/tenant-ready condition. Allowance is therefore £0 for identified works only; inspection should verify the condition of the refurbishment, cellar and services.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £99,500 guide and with no identified works allowance, base project cost is £99,500. A 75% refinance against the cautious £66,000 base GDV would provide approximately £49,500, leaving indicative cash of £50,000 in before finance, tax and transaction costs. The supplied evidence does not support a viable BRRR outcome at the guide.

Buy-to-Let Analysis

Using the lower supplied rental evidence of £650 pcm, annual rent is £7,800 and gross yield on the £99,500 guide is 7.84%. Using the auctioneer estimate of £800–£850 pcm, the equivalent gross yield is approximately 9.65%–10.25%. These are asking/estimated rents rather than achieved passing rent, and no costs, finance, management, voids or compliance costs are supplied.

Flip Analysis

Using the £66,000 same-property completed sale as base GDV, the project shows a £33,500 shortfall before selling costs, finance and tax at the £99,500 guide. No supported selling allowance is provided, so a formal flip surplus is not calculated.

Investor Risks & Due Diligence

• The only supplied completed sale is £66,000, materially below the £99,500 guide.

• The property is leasehold, although the stated remaining term is approximately 844 years; ground rent and service-charge details are not supplied.

• Rental figures are either advertised asking rent or an auctioneer estimate, not verified achieved or passing rent.

• No buyer premium, administration charge, other fees, finance costs, tax or selling costs are supplied.

• The claimed refurbishment and tenant-ready condition require independent inspection, including the cellar and services.

• Parking and heating details are not supplied.

Recommendation

Do not pursue at the £99,500 guide on the supplied evidence. The property may suit an owner occupier or BTL buyer only if independently verified market value and rent justify the price; obtain a full inspection and current valuation before bidding.

Strategy Rating

Analysis Confidence

The evidence includes one recent completed comparable for the same property and rent indications, but no current independent valuation, detailed condition report, buyer costs, achieved rent or supported GDV uplift for the refurbishment.