30 Hutton Road, MIDDLESBROUGH, Cleveland, TS4 2LE

Description

Freehold semi detached house

Accommodation

First floor: Three bedrooms, bathroom/wc. Ground floor: Reception room, kitchen. Outside: Garage, driveway and garden.

Location

The property is located on Hutton Road. Shopping amenities can be found locally within Middlesbrough Town Centre. Public transport links are available at Middlesbrough Train Station to the north along with a network of local bus services serving the surrounding areas. The property is served by road links including the A172 and A66 both lying to the north. Recreational pursuits can be found at Clairville Common and Albert Park to the west.

Tenure / Property Information

Investment Analysis

The five supplied same-road HM Land Registry comparables range from £118,000 to £155,000. The median is approximately £135,000, adopted as the base GDV. The subject’s condition is not evidenced, so no condition adjustment or refurbishment allowance has been made. The £120,000 guide is approximately £15,000 below the base GDV before fees and works.

Investment Snapshot

Strategy Recommendation

Potential BTL or light-value strategy at the guide, subject to confirming condition and achievable rent. Do not rely on the apparent margin for a flip or BRRR without full inspection, finance and fee checks.

Works Required

No specific defects or required works are evidenced. Verify condition, heating, kitchen, bathroom, services, garage, garden and compliance before bidding; no refurbishment allowance has been included.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the guide plus the known £1,800 administration charge, base cost is £121,800 because no works allowance is supported by the evidence. A 75% refinance of the £135,000 base GDV would be £101,250, leaving indicative cash of £20,550 before finance, tax and other costs. The refinance outcome is sensitive to lender valuation, actual condition, rent and any seller charges.

Buy-to-Let Analysis

Using the supplied advertised asking-rent range of £800–£1,200 pcm, gross yield on the £120,000 guide is approximately 8.0%–12.0%. A midpoint rent estimate of £1,000 pcm produces £12,000 annual rent and a 10.0% gross yield on the guide, or 9.85% including the £1,800 buyer administration charge. These are asking rents, not achieved or passing rents, and no allowance is made for finance, voids, management, maintenance or other costs.

Flip Analysis

The base GDV is estimated at £135,000 from the supplied same-road sales. Against the £121,800 guide-plus-known-fee cost, the unadjusted difference is £13,200 before selling costs, finance, tax and any works. A reliable flip surplus and maximum bid cannot be established because condition, refurbishment costs, selling costs and possible seller fees are not supplied.

Investor Risks & Due Diligence

• Subject condition and required works are not evidenced.

• Rental evidence is advertised asking rent rather than achieved or passing rent and spans £800–£1,200 pcm.

• The comparable sales range widely from £118,000 to £155,000.

• Heating information is unavailable.

• Additional seller fees may apply under the special conditions of sale.

• Finance, voids, management, maintenance, tax and selling costs are excluded from the yield and cash calculations.

Recommendation

Potential BTL or light-value strategy at the guide, subject to confirming condition and achievable rent. Do not rely on the apparent margin for a flip or BRRR without full inspection, finance and fee checks.

Strategy Rating

Analysis Confidence

There are five highly relevant same-road completed sales and rental asking evidence, but condition, achieved rent, works, finance costs, selling costs, heating details and possible seller fees are unavailable.