284 Bradford Road, Castle Bromwich, Birmingham, West Midlands, B36 9AB

Description

A traditional semi-detached house of two story brick construction surmounted by a pitched tile clad roof occupying a large plot, set back behind a foregarden/driveway and offering generous and well laid out family accommodation benefitting from UPVC double glazed windows, gas fired central heating and off road car parking. The property is offered for sale in presentable condition providing potential to substantially extend the existing accommodation to the rear and vertically into the roof space, subject to obtaining relevant planning consent/building regulation approval from the Planning Department at Solihull Metropolitan Borough Council. In addition the property offers extensive ground floor accommodation with shower room and three/four reception rooms providing scope for conversion to further bedroom accommodation. Bradford Road forms part of a well regarded and sought after residential area located within approximately 6 miles to the East of Birmingham City Centre and within 1 mile from the M6 Motorway (Junction 5).

Accommodation

Ground Floor UPVC double glazed porch, Reception Hall, Shower Room: 1.90m x 1.54m with glazed shower enclosure, pedestal wash basin, WC, Front Reception Room: 4.04m (into bay window) x 3.65m, Living Room opening into Dining Room: 6.05m x 4.16m (maximum), Kitchen: 4.53m x 2.30m with a range of modern fitted units, Rear Sitting Room: 4.38m x 2.58m. First Floor Stairs and Landing, Bedroom One: 4.21m (into bay window) x 3.66m, Bedroom Two: 2.75m x 2.75m, Bedroom Three: 4.15m x 3.18m, Shower Room: 2.94m x 1.84m with walk-in glazed shower enclosure, pedestal wash basin, WC

Location

284 Bradford Road, Castle Bromwich, Birmingham, West Midlands, B36 9AB. The Cottons particulars describe the property as being within an established local residential/commercial area with access to nearby shops, amenities and transport links.

Key Investment Considerations

• Guide Price: £300,000+

• Tenure: Freehold

• Condition: Presentable / improved

• Preferred strategy: Extension-Led Value Add / Resale

Investment Analysis

Investment Snapshot

Strategy Recommendation

Preferred strategy: Extension-Led Value Add / Resale. This is based on the Cottons property description, current condition, tenure and the guide price. It should be tested against the legal pack, inspection, finance and local market evidence before bidding.

Works Required

• General modernisation allowance

• Roof/structure survey

• Heating/electrical checks

• Assess rear and loft extension feasibility

• Garden/external works

HB initial works allowance: £20,000–£35,000. This is an investment-feasibility allowance, not a contractor quotation.

Rental & Market Context

No current rent is stated in the Cottons particulars. For initial appraisal only, HB estimates market rent at approximately £1,400–£1,650 per month (£16,800–£19,800 per annum). This is an indicative market assumption, not an auctioneer-stated figure, and should be checked against current local lettings before bidding.

GDV / Resale Analysis

HB's indicative post-works / stabilised value range is £425,000–£475,000. This is an appraisal estimate only, not a RICS valuation. Confirm the figure using recent genuinely comparable sold evidence, adjusting for property type, condition, tenure, floor area, plot and any planning potential.

Properties Sold Within Approx. 5 Miles

Specific sold transactions are not contained in the supplied Cottons scrape, so no unverified addresses or sold prices have been inserted. Before bidding, verify recent Land Registry sales for closely comparable properties in the same postcode and surrounding area.

Potential BRRR Position

Using a middle-case appraisal of £300,000 purchase plus approximately £27,500 works gives an indicative project cost of about £327,500 before SDLT, legal, finance and auction charges. At the midpoint HB indicative value of £450,000, a purely illustrative 75% refinance would be about £337,500. That would leave approximately £0 of purchase/works capital in the project before acquisition and finance costs. Lender valuation and rental stress testing will determine the actual refinance position.

Flip Analysis

A midpoint resale appraisal of £450,000 less the £300,000 guide and midpoint works allowance of £27,500 gives an indicative gross spread of about £122,500 before SDLT, auction fees, legal costs, finance, utilities, insurance, holding costs, selling fees and contingency. This gross spread is not profit and should only be used as an initial feasibility check.

Investor Risks & Due Diligence

• Review the full Cottons legal pack, title and special conditions before bidding

• Confirm buyer's premium / administration charges and completion timetable

• Obtain an appropriate structural or condition survey

• Verify refurbishment quotations and contingency before setting a maximum bid

• Verify current local rental evidence and recent sold comparables

• Confirm lender requirements, valuation assumptions and exit finance

• Verify planning permissions, conditions, building regulations, access and services

Recommendation

Initial recommendation: Extension-Led Value Add / Resale. The guide price may offer scope for value creation, but the investment case should only proceed if the legal pack, condition, rental evidence, finance and exit value all support the proposed maximum bid.

Strategy Rating

Income Investment: ★★★★☆ | Value Add: ★★★★☆ | Flip/Resale: ★★★☆☆