28 Roden Avenue, Kidderminster, Worcestershire

Description

A freehold four bedroomed detached property located along Roden Avenue in Kidderminster. Offered for sale with vacant possession upon completion. The property has been rewired and partially replastered and decorated very recently following a burst pipe and could be brought up to standard with relatively minor works. The property benefits from a corner position with a double garage.

Accommodation

Reception Hall - 78.46 sq.ft; Lounge - 251.33 sq.ft; Dining Room - 99.45 sq.ft; Kitchen - 125.50 sq.ft; Cloakroom - 28.95 sq.ft; Stairs and Landing - 88.26 sq.ft; Bedroom One - 119.15 sq.ft; Bedroom Two - 124.32 sq.ft; Bedroom Three - 70.93 sq.ft; Bedroom Four - 75.99 sq.ft; Bathroom - 46.06 sq.ft; Total Floor Area - 1,108.14 sq.ft

Location

Situated in the popular Greenhill area of Kidderminster, Roden Avenue enjoys a convenient residential location, offering easy access to a range of local amenities. The property is ideally positioned for nearby shops, supermarkets, schools and everyday conveniences, with Kidderminster town centre just a short distance away, providing a wider selection of shopping, cafés, restaurants and leisure facilities. For commuters, Kidderminster railway station is approximately 1km away, offering rail connections to surrounding towns and cities, while local bus services are also readily accessible. The area also benefits from nearby green spaces, including Baxter Gardens, providing opportunities for outdoor recreation and leisurely walks. Overall, the location offers an excellent balance of everyday convenience, transport links and access to local amenities.

Tenure / Property Information

Investment Analysis

Five completed sales on Roden Avenue range from £320,000 to £615,000, with the most recent sales at £320,000 in November 2025 and £465,000 in August 2026. The subject is a 1,108 sq ft, four-bedroom detached house with a double garage, but comparable sizes and condition details are unavailable. A base GDV of £395,000 is therefore an indicative midpoint rather than a formal valuation; £320,000 and £465,000 are used as evidence-supported low and high scenarios. The £615,000 sale is not relied upon as the base case because its materially higher price lacks supporting specification evidence.

Investment Snapshot

Strategy Recommendation

Proceed only with detailed inspection, legal review and a firm refurbishment quotation. On the supplied evidence, avoid relying on BRRR; a purchase for resale may have potential if the property is genuinely close to standard and the final price remains materially below supported local values, but no maximum bid can be calculated reliably.

Works Required

Complete the partially finished replastering and decoration following the burst pipe, inspect affected areas for any residual damage, and undertake general finishing works required to bring the property up to standard. No detailed schedule or contractor quotation is supplied, so refurbishment cost cannot be estimated reliably.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £295,000 guide, the 3.6% buyer premium is £10,620, producing a known purchase-plus-premium figure of £305,620 before works and any other charges. A 75% refinance against the £395,000 base GDV would be £296,250, which would not repay the purchase price and buyer premium even before refurbishment, finance or tax. BRRR therefore appears cash-intensive on the available evidence.

Buy-to-Let Analysis

Using the single nearby advertised asking rent of £895 pcm as an indicative, non-achieved figure, annual rent would be £10,740 and gross yield on the £295,000 guide would be approximately 3.64%, before the buyer premium, works, finance, management, maintenance, voids and other costs. The rental listing is not confirmed as a comparable four-bedroom detached property, so the rent and yield should not be treated as established.

Flip Analysis

The guide is below the supplied Roden Avenue completed sales, but the comparables vary widely and lack size and condition details. A flip case cannot be quantified because refurbishment costs, selling costs and any other project costs are not supplied. The £395,000 base GDV should therefore be treated as an indicative scenario only, not a guaranteed resale value.

Investor Risks & Due Diligence

• Burst-pipe damage may not be fully resolved; the supplied description confirms recent partial replastering and decoration but gives no survey or repair specification.

• The five completed comparables range from £320,000 to £615,000 and lack size and condition details, creating substantial GDV uncertainty.

• The only rental evidence is an £895 pcm advertised asking rent for a property on Oxford Street; it is not confirmed as a comparable four-bedroom detached house and is not an achieved rent.

• The 3.6% buyer premium adds £10,620 at the £295,000 guide, subject to the stated minimum and excluding any further charges.

• Additional fees may be payable under the Special Conditions of Sale, but their amount is not supplied.

• No refurbishment quotation, EPC, heating information or council tax information is provided.

Recommendation

Proceed only with detailed inspection, legal review and a firm refurbishment quotation. On the supplied evidence, avoid relying on BRRR; a purchase for resale may have potential if the property is genuinely close to standard and the final price remains materially below supported local values, but no maximum bid can be calculated reliably.

Strategy Rating

Analysis Confidence

There are several same-road completed sales and a stated guide price, but comparable property sizes and condition are unavailable. Refurbishment costs, EPC, heating, council tax, selling costs and any special-condition fees are missing, while rent is supported only by one nearby advertised listing for an unspecified property.