278 Wigan Road, Leigh, Greater Manchester

Description

Lovely semi-detached house in "move in" condition with lounge, modern dining kitchen with built in oven and hob plus French doors to the rear, three bedrooms and bathroom/WC. Paved rear garden. Driveway. Gas central heating and double glazing. Vacant possession. Sold as seen.

Accommodation

Lounge; modern dining kitchen with built-in oven and hob; three bedrooms; bathroom/WC; paved rear garden; driveway.

Location

Situated in an established residential area with good access to public transport routes to Leigh and Wigan town centres, local shops, The Parsonage Retail Park, Atherleigh Way bypass and the A580 East Lancashire Road to Manchester and Liverpool. Close to Twelve Apostles Catholic Primary School, Newton Westpark Primary School, Leigh Westleigh Methodist Primary School, Westleigh St Paul's CofE Primary School and The Westleigh Secondary School.

Tenure / Property Information

Investment Analysis

The £120,000 completed sale at 288 Wigan Road on 27 March 2026 is the strongest comparable and is close in location and property type. Other semi-detached sales on the same road range from £116,500 to £169,950, although the higher sales are older. A base GDV of £120,000 is reasonable on the supplied evidence, with a cautious low scenario of £116,500 and a higher scenario of £145,000. The guide is £95,000, but the eventual auction purchase price is unknown.

Investment Snapshot

Strategy Recommendation

Consider a buy-to-let purchase at or close to the guide, subject to viewing, rent validation and confirmation of all auction costs. The property appears less suitable for a flip because the resale margin cannot be tested without works and selling-cost information.

Works Required

The property is described as in move-in condition, with a modern dining kitchen, gas central heating, double glazing, driveway and paved rear garden. No specific refurbishment works are evidenced. Allow for inspection, safety checks and any repairs identified when viewed, but no monetary works allowance is supported by the evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £120,000 base GDV, 75% refinancing equates to approximately £90,000. However, works costs, acquisition costs and the actual purchase price are not supplied, so total project cost, cash required and cash left in cannot be calculated reliably. The refinance case depends on achieving the assumed GDV and acceptable lender valuation.

Buy-to-Let Analysis

At the £95,000 guide, the supplied £895-£950 pcm advertised rents imply approximately 11.32%-12.00% gross yield. The auctioneer's approximately £1,000 pcm estimate implies 12.63% gross yield. These are gross figures based on asking-rent evidence or an estimate, not achieved rent, and exclude finance, voids, management, maintenance, tax and acquisition costs. BTL appears attractive at or near the guide, subject to inspection and rent validation.

Flip Analysis

A £120,000 base resale value is supported by the nearby March 2026 completed sale, with £116,500 and £145,000 as evidence-based lower and higher scenarios. No refurbishment allowance, selling costs or actual purchase price is supplied, so a reliable flip surplus cannot be calculated. The apparent guide-to-GDV margin should not be treated as profit.

Investor Risks & Due Diligence

• The property is sold as seen, so unreported condition or repair issues may remain despite the move-in description.

• Rental figures are advertised asking rents or an auctioneer estimate rather than achieved passing rent.

• The guide price is not the final purchase price and no buyer premium, administration charge or other auction fees are supplied.

• Comparable sale prices vary materially and include older transactions, creating GDV uncertainty.

• No quantified refurbishment, finance, void, management, maintenance, tax or selling costs are supplied.

Recommendation

Consider a buy-to-let purchase at or close to the guide, subject to viewing, rent validation and confirmation of all auction costs. The property appears less suitable for a flip because the resale margin cannot be tested without works and selling-cost information.

Strategy Rating

Analysis Confidence

The analysis has a recent nearby completed sale, several additional comparables and rental evidence, but lacks the actual auction purchase price, buyer/admin fees, verified achieved rent, inspection findings and quantified works or selling costs.