32 Clough Gardens, Haslingden, Rossendale, Lancashire, BB4 5AP

Description

A leasehold two-bedroom second-floor apartment comprising hall, open plan lounge/kitchen area, two bedrooms, bathroom and one allocated parking space.

Accommodation

Hall; open plan lounge/kitchen area; two bedrooms; bathroom. Lounge: 4.50m x 3.56m. Kitchen: 1.87m x 3.56m. Bedroom 1: 2.75m x 3.89m. Bedroom 2: 3.37m x 2.10m. Bathroom: 1.85m x 2.24m.

Location

Situated just off Clough End Road and a short drive to Haslingden and Rawtenstall.

Tenure / Property Information

Investment Analysis

The five same-development Land Registry comparables sold between £105,000 and £120,000, with an average of £112,490. They are highly relevant because they are leasehold flats at Clough Gardens, although the evidence does not confirm each comparable's size, floor, condition, parking or lease terms. A supported indicative GDV range is £105,000–£120,000, with £112,490 used as the base scenario. The £55,000 guide is materially below these completed-sale comparables, but condition, service charge, ground rent and auction-specific title matters are not supplied.

Investment Snapshot

Strategy Recommendation

Proceed only as a subject-to-due-diligence value opportunity. Verify condition, lease, service charge, ground rent, title, auction disbursements and achievable rent before bidding; do not rely on the apparent GDV spread alone.

Works Required

No specific defects or required works are evidenced. Allow for inspection, legal review and any repairs, redecoration or compliance works identified before exchange; no refurbishment budget can be supported from the supplied evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the base GDV, a 75% refinance is approximately £84,367.50. However, total acquisition cost cannot be completed because refurbishment costs and potentially applicable additional auction disbursements are unknown. Refinance affordability, lender valuation and rental cover are also unverified, so the cash-left-in position cannot be calculated reliably.

Buy-to-Let Analysis

BTL appraisal cannot be completed because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Rent, service charge, ground rent, management, maintenance, voids and finance costs are also unknown. The guide-price discount to the completed-sale comparables is notable, but it does not establish a reliable rental yield.

Flip Analysis

The completed-sale evidence supports a base GDV of £112,490 against the £55,000 guide. Known exchange costs at the guide are the £1,500 buyer premium and the £3,600 minimum admin charge, before any refurbishment, legal, finance, resale or other disbursement costs. A reliable flip surplus cannot be calculated without those costs and a supported selling allowance.

Investor Risks & Due Diligence

• No rental evidence or auctioneer rent estimate, so BTL yield and rental-cover tests cannot be established.

• Service charge and ground rent are not supplied for this leasehold apartment.

• Condition and refurbishment requirements are unknown.

• Additional auction fees, seller-cost reimbursement, legal fees, transfer fees and other disbursements may apply.

• The comparable sales may differ in condition, size, floor, parking or lease terms, none of which are fully evidenced.

• The 75% GDV refinance figure is an estimate only and does not confirm lender valuation, loan availability or rental stress-test acceptance.

Recommendation

Proceed only as a subject-to-due-diligence value opportunity. Verify condition, lease, service charge, ground rent, title, auction disbursements and achievable rent before bidding; do not rely on the apparent GDV spread alone.

Strategy Rating

Analysis Confidence

Same-development completed sales provide useful GDV evidence, but condition, rental, lease-cost, refurbishment, finance and resale-cost information is incomplete.