29 Cliftonville Road, Rochdale, OL16 4SG

Description

Occupying a generous plot within a highly sought-after residential location, this property represents an exciting opportunity for developers, investors or buyers looking to create an impressive home tailored to their own requirements. The property requires a programme of modernisation. It benefits from substantial surrounding garden space and stunning open views across the neighbouring countryside. The plot provides scope to extend and remodel the existing accommodation, subject to obtaining planning permissions and consents. There may also be potential to add dormer accommodation, subject to relevant consents, while the existing layout offers scope for complete reconfiguration.

Location

Cliftonville Road is an established residential location, with recent sales on the road demonstrating demand across a range of property sizes and styles. The property enjoys stunning open views across the neighbouring countryside.

Tenure / Property Information

Investment Analysis

The supplied Cliftonville Road comparables range from £237,000 to £450,000, with the closest recent evidence at £285,000 for No. 26 in October 2025 and £237,000 for No. 20 in August 2024. A base GDV of £285,000 is adopted, with £237,000 low and £315,000 high scenarios based on the supplied local sales. These are indicative only because property sizes, condition and accommodation details are not supplied, and the subject requires modernisation.

Investment Snapshot

Strategy Recommendation

Treat as a conditional refurbishment opportunity rather than a committed project. Proceed only after confirming the lease, obtaining a detailed survey and works quotation, and investigating planning potential; the guide-price BTL yield is attractive on a gross basis but relies on an unverified auctioneer rent estimate.

Works Required

Modernisation and potential complete reconfiguration of the existing accommodation. Extension and/or dormer accommodation may be possible, but only subject to planning permission and relevant consents. The extent and cost of works cannot be quantified from the supplied evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £170,000 guide, the indicative refinance at 75% of the £285,000 base GDV is £213,750. However, the refurbishment budget, lease terms, finance costs and acquisition charges are not supplied, so required equity, cash left in and refinance viability cannot be reliably calculated. Any extension or dormer would also require relevant consents.

Buy-to-Let Analysis

Using the auctioneer's estimated tenant-ready rent of £1,200 pcm, annual gross rent is £14,400 and the gross yield on the £170,000 guide is approximately 8.47%. No sufficiently specific external rental comparable was identified, and refurbishment costs, lease details and buyer costs are unavailable, so the net yield and total-cost return cannot be established.

Flip Analysis

The supplied evidence indicates a potential base GDV of £285,000, but the refurbishment scope and cost are unknown. No supported selling allowance or complete project-cost figure is available, so a reliable flip surplus or maximum purchase price cannot be calculated.

Investor Risks & Due Diligence

• The scope and cost of the required modernisation are not supplied.

• Any extension, remodelling or dormer accommodation is subject to planning permission and relevant consents.

• The auctioneer's £1,200 pcm figure is an estimate rather than evidenced achieved rent, and no sufficiently specific external rental comparable was identified.

• Lease length, ground rent, service charge and other lease terms are not supplied.

• Buyer premium, administration charges and other acquisition costs are not supplied.

• The local sold comparables show a wide price range and do not include supplied size, condition or accommodation details for direct adjustment.

Recommendation

Treat as a conditional refurbishment opportunity rather than a committed project. Proceed only after confirming the lease, obtaining a detailed survey and works quotation, and investigating planning potential; the guide-price BTL yield is attractive on a gross basis but relies on an unverified auctioneer rent estimate.

Strategy Rating

Analysis Confidence

There are several local sold comparables, a guide price and an auctioneer rent estimate, but no property size, detailed condition schedule, lease information, refurbishment costs, buyer fees, planning evidence or external rental comparables.