28 Percy Street, Goole, North Humberside, DN14 5SQ

Description

Vacant freehold end of terrace house with a private rear garden and GIA approximately 108.23 sq m (1,163 sq ft).

Accommodation

Ground floor: reception room, kitchen/diner. First floor: two bedrooms, bathroom. Private rear garden.

Location

The property is located on the north east side of Percy Street. The shops and amenities of Goole town centre are conveniently located to the north. Goole rail station, with Northern services, is approximately 0.9 miles to the north. The M62 motorway is easily accessible to the north. Percy Park is within walking distance.

Tenure / Property Information

Investment Analysis

Completed sales on the same street range from £65,000 to £95,000 excluding the subject's £55,000 sale on 21 April 2026. The subject sale and guide provide direct evidence of a £55,000 entry level, while the £85,000 base GDV is an indicative midpoint supported by the other same-street terraced sales. However, the comparables do not provide bedroom counts, floor areas or condition, so the GDV range is indicative rather than a formal valuation.

Investment Snapshot

Strategy Recommendation

Proceed only after inspection and legal-pack review. The evidence supports investigating a value-led resale or owner-occupier purchase at or near the guide, but not committing to a refurbishment or BTL strategy without condition, cost and rent evidence.

Works Required

No specific defects or required works are evidenced. Obtain a full inspection and review the legal pack before budgeting for any refurbishment; only evidenced works should be allowed for.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £55,000 guide, the indicative 75% refinance against the £85,000 base GDV would be £63,750. Cash left in cannot be calculated because refurbishment, acquisition and other project costs are unknown. No rent evidence is available to assess refinance affordability or ongoing yield.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is provided. Operating costs, finance costs and buyer charges are also unavailable. The vacant possession status may assist letting, but achievable rent remains unverified.

Flip Analysis

The same-street completed sales indicate a broad resale evidence range of £65,000 to £95,000, with £85,000 used as the base GDV. A flip surplus cannot be calculated because refurbishment costs, acquisition costs, selling costs and any required works are not evidenced.

Investor Risks & Due Diligence

• The subject's condition is not evidenced, so refurbishment requirements and costs are unknown.

• Comparable sales lack bedroom, floor-area and condition details, limiting GDV precision.

• No rental evidence is available, preventing reliable BTL yield analysis.

• Buyer, administration and other third-party charges are not quantified.

• Legal-pack, survey and title matters have not been supplied.

Recommendation

Proceed only after inspection and legal-pack review. The evidence supports investigating a value-led resale or owner-occupier purchase at or near the guide, but not committing to a refurbishment or BTL strategy without condition, cost and rent evidence.

Strategy Rating

Analysis Confidence

There are several recent same-street completed sales and direct subject-sale evidence, but no condition report, EPC, rent evidence, buyer/admin fees, detailed comparable specifications or refurbishment budget.