35 Almond Avenue, Armthorpe, Doncaster, South Yorkshire, DN3 2EH

Description

Situated in the popular residential area of Armthorpe, is this three bedroom mid-terrace property with a large enclosed rear garden. The ground floor has an entrance hall, a spacious lounge with fireplace, fitted kitchen, useful utility room and a downstairs WC. To the first floor are three bedrooms, including a generous main bedroom, alongside a bathroom with corner bath. Externally, the property benefits from an enclosed rear garden featuring a patio, decking and a storage shed. Street parking is available. Conveniently located for local amenities, primary and secondary schools and transport links, the property offers easy access to Doncaster town centre, the M18 and the wider road network. Previously used as a rental property, this is an opportunity for investors looking to acquire a property with potential to attract tenants, as well as owner-occupiers seeking a home in a popular residential location.

Accommodation

Entrance hall, spacious lounge with fireplace, fitted kitchen, utility room, downstairs WC, three bedrooms and bathroom with corner bath. Enclosed rear garden with patio, decking and storage shed.

Location

Popular residential area of Armthorpe, conveniently located for local amenities, primary and secondary schools and transport links, with easy access to Doncaster town centre, the M18 and the wider road network.

Tenure / Property Information

Investment Analysis

Recent same-street completed sales provide the strongest evidence: 58 Almond Avenue sold for £115,000 in January 2024 and 62 Almond Avenue sold for £120,000 in September 2025. The subject also sold for £75,000 in 2019, but its current condition and the comparables' specification are not supplied. A base GDV of £120,000 is therefore a reasonable evidence-led estimate, subject to inspection and legal confirmation.

Investment Snapshot

Strategy Recommendation

Proceed only subject to legal-pack review, survey and confirmation of total auction costs. The evidence supports a potential value around £120,000, but insufficient rent and works data means neither BTL, BRRR nor flipping can yet be underwritten.

Works Required

No specific defects or refurbishment requirements are evidenced. Obtain a full survey and inspect the kitchen, bathroom, services, fireplace, utility room, WC, garden, decking, patio and storage shed before budgeting works. Allow for only evidenced or survey-identified works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the evidence-led £120,000 base GDV, 75% refinance equates to £90,000. A BRRR assessment cannot be completed because refurbishment costs, rent, finance costs and the full acquisition cost are not evidenced. The £3,600 admin charge is known, while additional charges may apply.

Buy-to-Let Analysis

The property is vacant and was previously used as a rental, but no sufficiently specific rental comparable or auctioneer rent estimate is provided. Rent and gross yield cannot therefore be established. The £3,600 including VAT admin charge, other possible auction costs, purchase price and any works would also need to be included in a full BTL appraisal.

Flip Analysis

The recent same-street sales support a potential resale value around £115,000–£120,000, but no refurbishment budget, acquisition cost at a successful bid, legal costs, finance costs or supported selling allowance is available. Flip surplus cannot therefore be calculated reliably.

Investor Risks & Due Diligence

• Current condition and required works are not evidenced.

• Tenure and legal-pack details are not supplied.

• No sufficiently specific rental evidence is available.

• The £3,600 admin charge is payable on exchange and further charges may apply.

• Street parking only is evidenced.

• Actual auction purchase price may fall anywhere within or above the guide range.

• Comparable properties may differ in condition, specification or size; those details are not supplied.

Recommendation

Proceed only subject to legal-pack review, survey and confirmation of total auction costs. The evidence supports a potential value around £120,000, but insufficient rent and works data means neither BTL, BRRR nor flipping can yet be underwritten.

Strategy Rating

Analysis Confidence

Two recent same-street completed sales support the GDV estimate, but condition, tenure, rent, EPC, council tax, works, full fees and legal-pack details are absent.