32 Swinton Park Road, Salford, Lancashire, M6 7WR

Description

A Vacant Three Bedroom Semi Detached House in Need of Refurbishment. Potential for Side and Rear Extensions (Subject to Obtaining all Relevant Consents)

Accommodation

Ground Floor: Two Reception Rooms, Kitchen. First Floor: Three Bedrooms, Bathroom. Exterior: Front and rear gardens, off street parking and a garage.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Oakwood Park are within easy reach. Transport links are provided by Salford Crescent rail station.

Tenure / Property Information

Investment Analysis

Recent same-road semi-detached sales range from £265,000 to £340,000, with older evidence at £305,000 and £310,000. A base GDV of £305,000 is used, with £265,000 low and £340,000 high scenarios. These comparables do not confirm identical size, specification or condition, so the range is indicative only.

Investment Snapshot

Strategy Recommendation

Potentially investigate as a refurbishment-led purchase, but proceed only after a full survey, legal-pack review, verified rental evidence and contractor-priced works. Do not bid to an assumed maximum without those figures.

Works Required

General refurbishment is required, but no specific defects or scope are supplied. The description identifies potential for side and rear extensions, subject to all relevant consents; extension costs and planning outcomes are unknown.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £305,000 base GDV, 75% refinancing equates to £228,750. However, the refurbishment allowance, total acquisition cost, finance costs and achievable post-works value are not sufficiently evidenced, so cash left in and equity cannot be calculated reliably. A survey, costed scope and legal-pack review are required.

Buy-to-Let Analysis

The supplied £2,500 pcm figure is an advertised asking rent for a three-bedroom property in the Swinton area, not an achieved rent or confirmed rent for this property. It implies £30,000 annual gross rent and 24.00% gross yield against the £125,000 guide, before refurbishment, finance, tax, insurance, maintenance, voids and other costs. A reliable yield on total cost cannot be established because refurbishment costs and some purchase costs are unknown.

Flip Analysis

The guide is materially below the supplied same-road sold evidence, but the property requires refurbishment and no refurbishment budget or selling-cost allowance is supplied. A supported flip surplus cannot therefore be calculated. The potential extension is subject to consent and should not be included in the base case.

Investor Risks & Due Diligence

• Refurbishment scope and cost are not provided.

• Potential side and rear extensions require relevant consents and their outcome is unknown.

• The £2,500 pcm figure is an advertised area asking rent, not an achieved rent or confirmed passing rent.

• Buyer disbursements may be payable under the legal pack and are not quantified.

• Comparable sale prices range from £265,000 to £340,000 and may not reflect identical condition, size or specification.

• EPC, council tax, heating and detailed legal information are not supplied.

Recommendation

Potentially investigate as a refurbishment-led purchase, but proceed only after a full survey, legal-pack review, verified rental evidence and contractor-priced works. Do not bid to an assumed maximum without those figures.

Strategy Rating

Analysis Confidence

There is useful same-road sold evidence, a guide price, an asking-rent indicator and a known admin charge, but refurbishment costs, detailed condition, achieved rent, EPC, finance costs, disbursements and selling costs are unavailable.