30 Haden Road, Cradley Heath, West Midlands

Description

Freehold two bedroom semi-detached house. Full vacant possession.

Accommodation

First floor: Two bedrooms, bathroom/WC. Ground floor: Two reception rooms, kitchen. Outside: Rear garden.

Location

The property is situated within an established residential area on Haden Road. Both Cradley Heath and Old Hill Main Line Stations are within close proximity. Cradley Heath lies approximately nine miles west of Birmingham City Centre, three miles north of Halesowen and has good road links to junction 3 of the M5 Motorway.

Tenure / Property Information

Investment Analysis

The strongest evidence is the subject property’s recorded sale at £110,000 on 21 May 2026. Other Haden Road sales range from £105,000 to £292,500, but their size, condition and specification are not supplied, so they are not reliable direct comparables. A base GDV of £110,000 is therefore used, without unsupported low/high scenarios.

Investment Snapshot

Strategy Recommendation

Potentially suitable for a buy-to-let appraisal at or near the guide, subject to inspection, legal review and confirmation of achievable rent. Do not rely on the apparent BRRR surplus or pursue a flip without verified costs and a resale assessment.

Works Required

No specific repair or refurbishment works are evidenced. Inspect the vacant property and verify the condition of the kitchen, bathroom, heating, windows, services and external areas before bidding. EPC E may require improvement depending on the intended letting strategy.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £110,000 base GDV, 75% refinance is approximately £82,500. Against the guide plus the known £1,800 fee, this indicates approximately £700 more than the stated acquisition cost before works and refinancing costs. The result is not dependable because condition, refurbishment cost, actual purchase price, lender valuation and additional fees are unknown.

Buy-to-Let Analysis

At the £80,000 guide, the advertised £715 pcm rent equates to £8,580 annually and approximately 10.7% gross yield. Including the known £1,800 contract documentation fee, the illustrative gross yield is approximately 10.5%. This is based on an asking rent, not achieved rent, and excludes works, finance, tax, management, maintenance, insurance and any seller-charged fees.

Flip Analysis

A base GDV of £110,000 is supported by the subject’s May 2026 recorded sale. A reliable flip surplus cannot be calculated because refurbishment costs, actual purchase price, selling costs and any seller fees are not supplied.

Investor Risks & Due Diligence

• The property is vacant and its internal condition, heating and parking arrangements are not confirmed.

• The £715 pcm figure is an advertised asking rent rather than an achieved or passing rent.

• The £1,800 documentation fee is known, but additional seller-charged completion fees may apply.

• EPC rating is E and any required improvement cost is unknown.

• The guide price is not necessarily the final purchase price.

• The wider comparable sales vary materially and lack size and condition details.

Recommendation

Potentially suitable for a buy-to-let appraisal at or near the guide, subject to inspection, legal review and confirmation of achievable rent. Do not rely on the apparent BRRR surplus or pursue a flip without verified costs and a resale assessment.

Strategy Rating

Analysis Confidence

The analysis has an exact recent subject sale and one advertised two-bedroom rent, but lacks condition, works, achieved-rent, parking/heating, seller-fee and detailed comparable evidence.