30 Brook Road, Manchester M14 6UF

Description

An excellent investment opportunity to purchase a freehold block of 9 apartments, each let to professional tenants. The block benefits from its prime location, well maintained condition and high yield. Current income of £90,840 rising to £103,440 with agreed increases. Attractive yield of 9.08% rising to 10.34% against guide price.

Accommodation

Freehold block of 9 apartments. Flat 1 - 2 Bedrooms. Flat 2 - 1 Bedroom. Flat 3 - 1 Bedroom. Flat 4 - 1 Bedroom. Flat 5 - 2 Bedrooms Split-Level. Flat 6 - 1 Bedroom Split-Level. Flat 7 - 1 Bedroom. Flat 8 - 2 Bedrooms. Flat 9 - 2 Bedrooms.

Location

Situated just outside Manchester city centre and within walking distance to Manchester Royal Hospital.

Tenure / Property Information

Investment Analysis

The £1,000,000+ guide is supported only by the auctioneer's stated income yields: £90,840 current annual income implies approximately 9.08% at £1m, while projected income of £103,440 implies approximately 10.34%. No completed sales, external rental comparables or independent GDV evidence were supplied, so market value and a defensible maximum bid cannot be established. The 2.4% buyer premium adds £24,000 at a £1m purchase, before any unspecified additional fees.

Investment Snapshot

Strategy Recommendation

Consider only as an income-led freehold block acquisition, subject to verification of the rent roll, tenancy documentation, property condition, compliance and all auction fees. Do not rely on projected income or pursue a flip/BRRR strategy without independent valuation and cost evidence.

Works Required

No refurbishment works are specified. Verify the condition of the nine apartments and common parts, statutory compliance, fire safety, EPC position, services and any deferred maintenance before bidding.

Rental & Market Context

Potential BRRR Position

A BRRR assessment cannot be completed reliably because no GDV, completed-sale comparables, refurbishment budget, lending terms or operating-cost information was supplied. The 2.4% buyer premium alone would be £24,000 at £1m, with possible additional special-condition fees. Refinance proceeds and cash left in are therefore unsupported.

Buy-to-Let Analysis

The supplied rent schedule supports current annual income of £90,840, equivalent to £7,570 pcm, rising to the auctioneer's projected £103,440 or £8,620 pcm. At the £1m guide, this equates to approximately 9.08% current gross yield and 10.34% projected gross yield. These are gross figures before management, maintenance, insurance, utilities, compliance, voids, finance and tax. The projected increases are not fully evidenced by stated future rent amounts, so passing income and enforceability should be verified against tenancy documents and rent statements.

Flip Analysis

A flip surplus cannot be calculated because no independent GDV, resale comparables, refurbishment allowance, selling costs or project timeline were supplied. The property is described as a tenanted freehold block, so resale strategy would also need to account for the existing tenancies and purchaser demand for the whole block.

Investor Risks & Due Diligence

• The projected £103,440 annual rent is an auctioneer estimate and the stated future increases are not fully quantified in the lease evidence.

• The current rent schedule and projected rent require reconciliation against tenancy agreements, rent statements and bank receipts.

• Gross yields exclude operating expenses, voids, maintenance, insurance, compliance, finance and tax.

• No completed sales or external rental comparables were supplied, preventing independent market-value and GDV analysis.

• The 2.4% buyer premium is payable on the purchase price and additional fees may appear in the Special Conditions of Sale.

• The condition, statutory compliance, fire safety, EPC position and maintenance requirements of the nine apartments and common parts are not evidenced.

• Existing professional tenancies should be legally reviewed, including rent review provisions, deposits, arrears and termination rights.

Recommendation

Consider only as an income-led freehold block acquisition, subject to verification of the rent roll, tenancy documentation, property condition, compliance and all auction fees. Do not rely on projected income or pursue a flip/BRRR strategy without independent valuation and cost evidence.

Strategy Rating

Analysis Confidence

The property, tenure, occupancy, rent schedule, guide price and buyer premium are supplied, but there are no completed sales, external rental comparables, GDV, works budget, operating costs, EPC information or full fee schedule. The stated projected rent also cannot be fully reconciled from the individual lease information provided.