303 Tyldesley Road, Atherton, Manchester, M46 9AL

Description

An End of Terrace House requiring modernisation.

Accommodation

Two floors. First floor: Bedroom (One), Bedroom (Two), Bath Area. Ground floor: Entrance Porch, Living Room, Kitchen, WC. Yard at Rear.

Location

Situated at the junction with Chester Street, close to the amenities available in Atherton Town Centre and travelling facilities including Atherton Train Station. The Common is also nearby.

Tenure / Property Information

Investment Analysis

Five same-road leasehold terraced comparables sold for £89,000–£124,300, averaging approximately £109,460. A base GDV of £110,000 is adopted, with a low scenario of £89,000 and high scenario of £124,300. The evidence does not provide comparable condition or accommodation details, so no specific modernisation adjustment can be quantified.

Investment Snapshot

Strategy Recommendation

Proceed only conditionally and subject to a detailed inspection, priced modernisation schedule, lease review and confirmation of all auction fees. The guide-to-rent relationship appears attractive, but neither BTL nor a flip can be underwritten reliably without the missing works cost.

Works Required

Modernisation is required, but the supplied evidence does not specify the works or condition of individual elements. Obtain a full inspection and priced scope before bidding; no refurbishment allowance can be reliably estimated from the evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the adopted £110,000 base GDV, 75% refinance is £82,500. However, total acquisition and refurbishment cost cannot be calculated because the modernisation scope and cost are unsupported. Consequently, cash left in and the viability of refinancing cannot be established. The long lease is approximately 861 years unexpired, subject to review of the lease and special conditions.

Buy-to-Let Analysis

The only rental evidence is an advertised asking rent of £850 pcm, equivalent to £10,200 annually. Against the £40,000 guide this indicates a 25.5% gross yield before the £1,500 buyer premium, modernisation, finance, tax, maintenance, voids and other costs. A yield on total cost cannot be established because refurbishment costs and any seller fees are unknown. The advertised rent is not evidence of achieved rent.

Flip Analysis

The evidence supports a broad resale value range of £89,000–£124,300, with a £110,000 base GDV. A flip surplus cannot be calculated because refurbishment costs and any applicable seller fees are unknown. The sold comparables also do not provide condition-adjusted evidence for this property.

Investor Risks & Due Diligence

• Modernisation is stated but its scope and cost are unknown.

• The £850 pcm figure is an advertised asking rent, not an achieved or passing rent.

• The property is leasehold; the lease and any associated charges or restrictions require review despite the approximately 861 years unexpired.

• The seller may charge additional completion fees under the special conditions, but no amount is supplied.

• EPC rating is E.

• The comparable sales do not include condition or detailed accommodation information, limiting GDV precision.

Recommendation

Proceed only conditionally and subject to a detailed inspection, priced modernisation schedule, lease review and confirmation of all auction fees. The guide-to-rent relationship appears attractive, but neither BTL nor a flip can be underwritten reliably without the missing works cost.

Strategy Rating

Analysis Confidence

There are several highly relevant same-road completed sales and one rental asking-price reference, but property condition, refurbishment costs, achieved rent, parking/heating details and possible seller fees are unavailable.