274 Cotmanhay Road, Ilkeston, Derbyshire DE7 8NE

Description

An attractive two double bedroomed semi-detached property located in the heart of Ilkeston close to all local amenities. The property would benefit from a scheme of modernisation and is attractively offered for sale with immediate vacant possession and no chain. The gas centrally heated and UPVC double glazed accommodation briefly comprises lounge, inner lobby with under stairs store, dining room and a modern fitted kitchen. To the first floor there is the main front double bedroom, second double bedroom with direct access into a shower room. Externally, there is a walled front forecourt and gated side access leading to an enclosed rear garden with three brick outbuildings.

Accommodation

Lounge; inner lobby with understairs store cupboard; dining room; modern fitted kitchen; landing; two double bedrooms; shower room. The property also has a walled front forecourt, gated side access, enclosed rear garden and three brick outbuildings.

Location

Located in the heart of Ilkeston, close to local amenities, Ilkeston’s shopping facilities on Bath Street high street, local grocery stores, supermarkets, schooling and parks, with access into Derby and Nottingham.

Tenure / Property Information

Investment Analysis

The strongest evidence is 273 Cotmanhay Road, a semi-detached property sold for £130,000 on 20 February 2026. Other same-road semi-detached sales range from £79,000 to £115,000, although some are older. Given the subject property's two-bedroom accommodation, vacant possession and stated need for modernisation, an evidence-supported scenario range of £102,500 to £130,000 is reasonable, with £115,000 used as the base GDV. This remains indicative because the subject's exact condition, floor area, tenure and specification are not supplied.

Investment Snapshot

Strategy Recommendation

Treat as a potential refurbishment-led resale only after confirming the property's condition, tenure, special conditions and detailed works budget. Do not rely on a BTL or BRRR strategy until rent and full project costs are evidenced.

Works Required

Complete the stated scheme of modernisation. The supplied evidence confirms a modern fitted kitchen, gas central heating and UPVC double glazing, but does not identify specific defects or provide a works budget, so no detailed scope or cost is assumed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At a base GDV of £115,000, 75% refinance is approximately £86,250. However, refurbishment cost, finance costs, rent and total project cost are unavailable, so cash left in and BRRR viability cannot be quantified. The guide price is £80,000, subject to the stated buyer fee and other potential special-condition costs.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. At the £80,000 guide, the buyer fee is £1,500 including VAT because the 1.2% calculation is below the stated minimum, before any refurbishment or other costs.

Flip Analysis

The guide-to-base-GDV difference is £35,000 before refurbishment, buyer fees, selling costs, finance and other costs. Because no refurbishment allowance or selling-cost allowance is supplied, a reliable flip surplus and maximum bid cannot be calculated.

Investor Risks & Due Diligence

• The property requires a scheme of modernisation, but no detailed condition report or refurbishment budget is supplied.

• No sufficiently specific rental evidence is available, so BTL yield cannot be established.

• Tenure, EPC, council tax and parking information are not supplied.

• Additional fees may be listed in the Special Conditions of Sale.

• The comparable sales vary materially in price and date, limiting valuation precision.

Recommendation

Treat as a potential refurbishment-led resale only after confirming the property's condition, tenure, special conditions and detailed works budget. Do not rely on a BTL or BRRR strategy until rent and full project costs are evidenced.

Strategy Rating

Analysis Confidence

There are several relevant same-road completed sales and a stated guide price, but the subject's exact condition, floor area, tenure, rental evidence, refurbishment cost and full auction costs are not supplied.