28 Breadcroft Lane, Barrow Upon Soar, Loughborough, Leicestershire

Description

A three bedroom, bay fronted, semi detached house situated in the desirable village of Barrow Upon Soar. The property stands on a corner plot and offers scope for extension, subject to planning and scope to make a superb family home. Within an easy walk of the shops, bars and restaurants within the village centre. The Trian Station is a three minute walk and transport links give easy access to Loughborough, Leicester and the Motorway network. Offered freehold and with vacant possession.

Accommodation

Ground Floor: Hallway; Cloaks / w.c.; Lounge; Dining Room; Kitchen; Utility Room; Rear Lobby. First Floor: Landing; Bedroom One; Bedroom Two; Bedroom Three; Bathroom. Outside: Gardens to front and side, driveway with ample parking. Single Garage with up and over door and Asbestos roof. Enclosed rear garden.

Location

Situated in the desirable village of Barrow Upon Soar. Within an easy walk of the shops, bars and restaurants within the village centre. The Trian Station is a three minute walk and transport links give easy access to Loughborough, Leicester and the Motorway network.

Tenure / Property Information

Investment Analysis

Recent completed sales on the same road range from £270,000 to £285,000, with the two most recent sales at £285,000 in March 2025 and £270,000 in August 2024. A base GDV of £277,500 is supported as the midpoint, subject to the property's actual condition and specification. The extension potential is not included in the GDV because planning permission, design and costs are unconfirmed. No internal inspection evidence, EPC, council tax or services information is supplied.

Investment Snapshot

Strategy Recommendation

Potential value-add family-home or resale opportunity, subject to full inspection, confirmation of condition and planning feasibility. Do not rely on the apparent GDV spread until works, transaction costs and resale demand are verified.

Works Required

No specific refurbishment works are evidenced. The property is described as offering scope to create a superb family home and possible extension, subject to planning. Any works to the house, garage or asbestos-roofed structure require inspection and professional advice; no cost allowance is included.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £180,000 guide plus the £1,500 buyer premium, the indicative acquisition cost is £181,500 before finance, legal, tax and any works. Against the £277,500 base GDV, 75% refinance is approximately £208,125, leaving an indicative £26,625 surplus before finance and tax. This is not a confirmed BRRR outcome because refurbishment costs, valuation, lending terms and refinance eligibility are unknown.

Buy-to-Let Analysis

BTL appraisal cannot be completed because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Gross yield, operating costs and rental coverage therefore remain unquantified. The property is vacant and could potentially suit a rental strategy, but rent must be established locally before bidding.

Flip Analysis

Using the base GDV of £277,500 against the guide price and £1,500 buyer premium produces an indicative pre-finance, pre-tax and pre-sale-cost margin of £96,000, assuming no works are required. A reliable flip surplus cannot be calculated because no refurbishment, selling, finance, legal or tax costs are supported. The apparent margin should not be treated as profit.

Investor Risks & Due Diligence

• Actual condition and specification are not evidenced, so refurbishment requirements and costs are unknown.

• Extension potential is subject to planning and has not been valued.

• The single garage has an asbestos roof, requiring appropriate inspection and professional handling if affected by works.

• No rental evidence is supplied, preventing a supported BTL yield assessment.

• Finance, legal, tax, selling and any additional auction special-condition costs are not provided.

• The guide price is not a guaranteed purchase price; bidding above the guide would reduce the indicative margin.

Recommendation

Potential value-add family-home or resale opportunity, subject to full inspection, confirmation of condition and planning feasibility. Do not rely on the apparent GDV spread until works, transaction costs and resale demand are verified.

Strategy Rating

Analysis Confidence

The valuation range is supported by several completed same-road sales, including two recent transactions, but there is no condition report, rental evidence, EPC, council tax information, planning confirmation or quantified works budget.