35 Dall Street, Burnley, Lancashire, BB11 3LB

Description

A two bedroom mid terrace house. A leasehold mid terrace house comprising lounge, dining kitchen, two bedrooms and bathroom. Rear yard and on street parking.

Accommodation

Lounge - 3.69m x 3.97m; Kitchen - 3.1m x 3.68m; Bedroom 1 - 3.72m x 4m; Bedroom 2 - 2.16m x 2.27m; Bathroom - 1.37m x 3.09m

Location

Situated just off Parliament Street and approximately 10 minutes’ walk from the centre of Burnley. Close to local schools and shops with good transport links to Nelson and Blackburn.

Tenure / Property Information

Investment Analysis

Same-street completed sales range from £50,000 to £95,999: £50,000 for No. 7 in November 2025, £67,000 for No. 19 in January 2025, £95,999 for No. 24 in September 2024, £57,500 for No. 15 in August 2024 and £61,500 for No. 20 in June 2024. A base GDV of £67,000 uses the most recent comparable near the guide, with £50,000–£95,999 treated as an evidence range. Differences in condition, size and specification are not provided, so this is not a formal valuation.

Investment Snapshot

Strategy Recommendation

Proceed only on a cautious, inspection-led basis. The property may suit a buy-to-let strategy if the achievable rent is confirmed, but the rent evidence is unusually wide and refurbishment costs are unknown. Do not rely on the £95,999 comparable or bid aggressively without full legal, condition and letting due diligence.

Works Required

No specific defects or refurbishment requirements are evidenced. Obtain a full inspection and confirm the condition of the kitchen, bathroom, services, roof, windows and internal finishes before budgeting any works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £67,000 base GDV, 75% refinancing equates to £50,250. The £50,000 guide also attracts the £1,560 buyer premium and the £3,600 minimum administration charge, before any works, legal, search, transfer or other fees. Because the works requirement and full acquisition costs are unsupported, cash left in and equity cannot be reliably calculated. Refinanceability would also depend on valuation, lender criteria and achieved rent.

Buy-to-Let Analysis

The supplied rental evidence ranges from £600 to £1,200 pcm and consists of advertised asking rents, not achieved rents. At the £50,000 guide, this implies a gross yield range of approximately 14.4% to 28.8% before finance, operating costs, voids, management, maintenance and tax. The wide range requires local letting-agent verification; a dependable base rent and total-cost yield cannot be established.

Flip Analysis

The evidence supports a £50,000–£95,999 same-street sales range, with a £67,000 base scenario. A flip surplus cannot be calculated reliably because refurbishment costs, selling costs and the property’s current condition are not supplied. The highest comparable should not be assumed achievable without condition and specification evidence.

Investor Risks & Due Diligence

• Wide rental evidence range of £600 to £1,200 pcm, with both figures being asking rents rather than achieved rents.

• Current condition and any required refurbishment are not evidenced.

• The £95,999 comparable may not be directly comparable because condition, size and specification differences are unknown.

• Buyer premium and the £3,600 minimum administration charge apply, with additional possible legal, search, seller-cost reimbursement and transfer fees.

• Leasehold tenure and ground rent are stated; service charge is unspecified.

• On-street parking only is stated.

• A formal valuation, lender valuation and refinance outcome are not guaranteed.

Recommendation

Proceed only on a cautious, inspection-led basis. The property may suit a buy-to-let strategy if the achievable rent is confirmed, but the rent evidence is unusually wide and refurbishment costs are unknown. Do not rely on the £95,999 comparable or bid aggressively without full legal, condition and letting due diligence.

Strategy Rating

Analysis Confidence

There are five same-street completed sales and two advertised rental figures, but property condition, achieved rent, refurbishment costs, selling costs and some acquisition costs are unavailable.