32 Wyndale Drive, Ilkeston, Derbyshire

Description

Freehold two floor End of Terrace house requiring updating. By order of Mountview Estates PLC.

Accommodation

First floor: Three bedrooms, shower room, separate WC. Ground floor: Reception room, kitchen, utility room. Outside: Front and rear gardens. Driveway.

Location

The property is situated on Wyndale Drive which is accessed off Godfrey Drive. Public transport links include Ilkeston Train Station with road links being provided by the A609, A52 and M1 Motorway. Local shops are available close by with a wider range of shops, cafes and restaurants to be found in central Ilkeston.

Tenure / Property Information

Investment Analysis

The strongest evidence is the same-street sale of 34 Wyndale Drive for £160,000 on 28 August 2026. The older same-street sales from 2004–2005 are materially less relevant. A base GDV of £160,000 is therefore indicated, but there is only one recent comparable and the subject requires updating, so low/high GDV scenarios cannot be reliably quantified.

Investment Snapshot

Strategy Recommendation

Conditional value-add purchase only after inspection, full legal review and priced refurbishment quotations. The evidence supports investigating a refurbishment-led resale or refinance, while the supplied rent indicates only a modest gross BTL return. Do not rely on the guide-to-GDV spread until all costs are known.

Works Required

Updating works are required, but no detailed condition schedule or cost evidence is supplied. The scope and cost of works, including any heating requirements, require inspection and contractor quotations.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £90,000 guide, the known £1,800 inclusive buyer administration charge gives a minimum known acquisition cost of £91,800 before refurbishment and any seller charges. A 75% refinance against the £160,000 base GDV would be £120,000, but cash left in cannot be calculated without a supported works allowance and full costs. The strategy is highly dependent on the actual condition and achievable post-works value.

Buy-to-Let Analysis

The supplied rental evidence is an advertised asking rent of £400 pcm, equivalent to £4,800 annually. This produces a gross yield of approximately 5.33% against the £90,000 guide price, before works, finance, management, voids and other costs. Yield on total project cost cannot be established because refurbishment costs are unavailable. The rent evidence is asking rent rather than achieved rent.

Flip Analysis

The £160,000 base GDV is supported by one recent same-street sale. A flip surplus cannot be calculated because refurbishment costs, selling costs and any additional completion charges are not supplied. The apparent guide-to-GDV spread should not be treated as profit.

Investor Risks & Due Diligence

• Refurbishment scope and cost are unknown despite the property requiring updating.

• Only one recent comparable is supplied, so the £160,000 GDV is subject to valuation uncertainty.

• The £400 pcm figure is an advertised asking rent, not an achieved or passing rent.

• Additional seller fees may be payable under the special conditions, but amounts are not supplied.

• Heating information is unavailable.

• Flip surplus and total project cost cannot be established without works and selling-cost evidence.

Recommendation

Conditional value-add purchase only after inspection, full legal review and priced refurbishment quotations. The evidence supports investigating a refurbishment-led resale or refinance, while the supplied rent indicates only a modest gross BTL return. Do not rely on the guide-to-GDV spread until all costs are known.

Strategy Rating

Analysis Confidence

One recent same-street comparable supports the base GDV and one advertised rent supports an indicative rent, but refurbishment costs, detailed condition, heating information, selling costs, seller charges and full auction terms are unavailable.