35 Darley Grove, Farnworth, Bolton, Lancashire

Description

A three bedroom two-storey semi-detached house in a sought after residential location. The property is in need of modernisation and externally benefits from a rear garden and garage. Well located for the amenities of Farnworth. Vacant.

Accommodation

Ground Floor - Lounge, Dining Room, Kitchen, Conservatory. First Floor - Three Bedrooms, Bathroom, W.C.

Location

The property is located on Darley Grove close to the turning for Fern Street. Local amenities can be found on Market Street, King Street and Albert Road. Recreational amenities of Moses Gate Country Park, Leverhulme Park and Blackleach Country Park are all easily accessible. Transport Farnworth - National Rail.

Tenure / Property Information

Investment Analysis

The subject property reportedly sold for £132,000 in May 2021. Other Darley Grove semi-detached sales were £130,000 in 2018, £160,000 in 2017 and £122,500 in 2015. The £125,000 guide is below the closest same-address completed sale, but the evidence is dated and does not establish a current market value. Base GDV is therefore estimated at £132,000, with a cautious evidence-based range of £130,000–£160,000.

Investment Snapshot

Strategy Recommendation

Proceed cautiously and only after a condition survey, lease/legal review and confirmation of all auction charges. The guide appears close to the strongest comparable evidence, leaving unquantified costs and limited demonstrable margin.

Works Required

Modernisation is required, but the evidence does not specify the condition or scope. Obtain a full inspection and quotation before budgeting; no particular defects or works are assumed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the estimated £132,000 base GDV, a 75% refinance would be approximately £99,000. A reliable BRRR assessment cannot be completed because refurbishment costs, acquisition charges and achievable rent are unsupported. The guide alone is already above the indicative refinance figure before works and costs.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Modernisation costs, buyer premium, VAT and other charges are also unknown.

Flip Analysis

The dated sales evidence indicates a potential resale benchmark around £132,000, but refurbishment costs, selling costs and current market conditions are unknown. A supported flip surplus cannot therefore be calculated.

Investor Risks & Due Diligence

• The property is described as needing modernisation, but the scope and cost are unknown.

• Buyer premium, VAT treatment, administration charges and other seller charges are not supplied.

• Rental income and gross yield cannot be established from the evidence.

• The comparable sales are dated, so the estimated GDV may not reflect current market conditions.

• Leasehold terms beyond the stated 998-year lease, including any service charge or ground rent, are not supplied.

Recommendation

Proceed cautiously and only after a condition survey, lease/legal review and confirmation of all auction charges. The guide appears close to the strongest comparable evidence, leaving unquantified costs and limited demonstrable margin.

Strategy Rating

Analysis Confidence

There is useful completed-sale evidence, including an exact-address sale, but it is dated. No rental evidence, condition-based works budget, EPC, council tax, heating information, buyer premium, admin charge or other seller charges are supplied.