3 and 3A Westbourne Grove, Sale, Greater Manchester M33 6RD

Description

A substantial semi-detached property comprising of two self contained flats. Good size plot with gardens and parking and offering scope for extension, subject to any required permissions. The flats benefit from uPVC double glazing.

Accommodation

Ground floor (3A): Bath/WC, kitchen, lounge, bedroom, cellar with scope for development subject to consents, and garden. First floor (3): two bedrooms, bath/WC, and open plan lounge/kitchen.

Location

Situated in a highly regarded location on a no through road close to the centre of Sale. Having a great range of amenities close by including shops, parks, schooling and transport links.

Tenure / Property Information

Investment Analysis

The £325,000+ guide is the only supplied pricing evidence. No completed sales comparables, specific rental evidence, lease information, occupancy details or formal valuation evidence is provided, so market value and GDV cannot be reliably estimated. At the guide price, the 4.8% buyer premium would be £15,600, making the purchase price plus stated premium £340,600 before works, finance, legal costs and any additional special-condition fees.

Investment Snapshot

Strategy Recommendation

Do not bid on current evidence. Obtain title and lease information, confirm the status and occupancy of both flats, obtain local valuation and rental evidence, inspect the property and verify all special-condition costs before considering a purchase.

Works Required

No specific defects or refurbishment requirements are evidenced. Allow for inspection-led repairs only. Any cellar development or property extension would be subject to required consents, and no cost allowance can be supported from the evidence.

Rental & Market Context

Potential BRRR Position

A BRRR assessment cannot be completed without supported GDV, rents, refurbishment costs, tenure and lease information. The stated buyer premium is £15,600 at the £325,000 guide, before works and other costs, while any refinance amount is unsupported.

Buy-to-Let Analysis

The property comprises two self-contained flats, but no achieved or advertised rents, occupancy information, lease details or operating costs are supplied. Rental income and gross yield therefore cannot be established. Both flats being council tax band A is noted, but does not establish rental value.

Flip Analysis

A flip appraisal cannot be supported because there are no completed sales comparables, GDV evidence, refurbishment costs or selling-cost allowance. The cellar and extension opportunities are expressly subject to consents and should not be treated as value uplift without evidence.

Investor Risks & Due Diligence

• No tenure, lease or occupancy information is supplied for either flat.

• No sufficiently specific rental evidence is available, preventing yield analysis.

• No completed sales comparables or formal valuation evidence are supplied.

• Cellar development and any extension are subject to required consents and their feasibility and value impact are unconfirmed.

• The 4.8% buyer premium applies at the guide price, with possible additional special-condition fees not quantified.

• The condition and refurbishment requirement are not evidenced beyond the stated features and description.

Recommendation

Do not bid on current evidence. Obtain title and lease information, confirm the status and occupancy of both flats, obtain local valuation and rental evidence, inspect the property and verify all special-condition costs before considering a purchase.

Strategy Rating

Analysis Confidence

The guide price and buyer premium are supplied, but there is no comparable sales evidence, rental evidence, condition-based works budget, tenure, lease, occupancy or formal valuation information.