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34 Church Road, Edlington, Doncaster, South Yorkshire DN12 1AX
Marketed by:
BTG Eddisons
340 Deansgate, Manchester M3 4LY, UK
0345 646 2288
34 Church Road – Doncaster
34 Church Road, Edlington, Doncaster, South Yorkshire DN12 1AX
For Sale
£50,000+
Key Features
Residential Investment
Located in Doncaster
Guide price £50,000+
Status: For Sale
Three bedrooms
AST income £8,400 p.a.
Description
Description A three bedroom mid terrace property with gas central heating and double glazing. The property is currently let subject to an AST which producing £8,400 per annum. The accommodation comprises a lounge, dining room, kitchen, three good size bedrooms and a bathroom.
Outside there are gardens to the front and rear. Accommodation Ground Floor Lounge, Dining Room, Kitchen, First Floor Bedroom One, Bedroom Two, Bedroom Three, Bathroom, Outside Gardens to the front and rear Tenure Freehold Occupancy Subject to a tenancy
Investment Analysis
Investment Snapshot
| Guide Price | £50,000+ |
| Refurbishment / Works Budget | £8,500–£18,000 |
| Purchase + Works | £58,500–£68,000 |
| Estimated GDV | £87,000 low / £95,000 base / £103,000 high |
| Estimated Private Rent | £700 pcm |
| Potential Annual Rent | £8,400 pa |
| Gross Yield on Guide | 16.8% |
| 75% Refinance – Base GDV | £71,250 |
| Approx. Capital Left In | £0 |
| Indicative Flip Surplus | £23,426 |
Underwriting basis. This is an indicative desktop appraisal. GDV is an estimated post-works/open-market value, not a guaranteed valuation. Comparable research is widened from the same street/postcode to the surrounding market up to approximately five miles where necessary.
Market Comparables
31 Church Road – 2-bed terrace – sold Jul 2025 £75,000
10 Church Road – 3-bed terrace – sold Mar 2025 £105,000
14 Church Road – 3-bed terrace – sold Aug 2024 £80,000
HB estimated GDV: £87,000 low / £95,000 base / £103,000 high. The range reflects comparable quality, condition and the fact that auction stock can trade below normal owner-occupier market value.
Proposed Works
| Compliance/surveys | £1,000–£2,000 |
| Repairs | £1,500–£3,500 |
| Decoration/flooring | £2,000–£4,500 |
| Kitchen/bath contingency | £2,500–£5,000 |
| Contingency | £1,500–£3,000 |
| Total | £8,500–£18,000 |
The allowance follows the auction description/visible condition and investor-standard refurbishment scope. It is not a structural survey or contractor quotation.
Rental Value
Working market rent is approximately £700 pcm (£8,400 pa). For scenario testing, use roughly £644 / £700 / £756 pcm for low/base/high cases. This is an indicative market-rent estimate and should be read alongside any passing tenancy stated by the auctioneer.
Low / Base / High Investment Scenario
| Low | Base | High | |
| Purchase | £50,000 | £50,000 | £50,000 |
| Works | £18,000 | £13,250 | £8,500 |
| GDV | £87,000 | £95,000 | £103,000 |
| Rent pcm | £644 | £700 | £756 |
| 75% refinance | £65,250 | £71,250 | £77,250 |
Buy-to-Let
Base rent £700 pcm gives 16.8% gross yield on guide and 13.3% on guide plus midpoint works. These are gross yields before voids, repairs, management, insurance and finance.
BRRR Analysis
Guide £50,000 + midpoint works £13,250 + auction fee allowance £900 + legal/valuation £1,500 + indicative six-month bridge/arrangement cost £2,275 + holding allowance £1,500 gives a pre-SDLT all-in cost of approximately £69,425. At base GDV £95,000, a 75% refinance is £71,250, leaving approximately £0 capital in before SDLT. Low/high refinance outcomes are £65,250 / £77,250.
Flip Analysis
Using base GDV £95,000, pre-SDLT all-in cost £69,425 and selling/legal allowance £2,149, indicative pre-tax/pre-SDLT flip surplus is £23,426. That is approximately 33.7% profit on cost and 24.7% of GDV. A 5% sale-price reduction and 15% works overrun should be stress-tested before bidding.
Maximum Bid Indicator
For an indicative 15% pre-tax profit-on-cost target before SDLT, the desktop purchase ceiling is approximately £63,124. This is a screening figure, not a formal valuation or bidding recommendation.
Strategy Rating
Buy-to-Let: ★★★★☆ | BRRR: ★★★★★ | Flip: ★★★★★
Key Risks
Confirm legal title/tenure, occupancy, planning/licensing, service charge/ground rent where relevant, structural condition, utilities, abnormal works and finance terms. Market comparables are indicative and should be refreshed immediately before bidding.
Auction Details :
BTG Eddisons
Auction Date :
29/09/26
Lot Number :
065
Property Location:
34 Church Road, Edlington, Doncaster, South Yorkshire DN12 1AX
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