35 Harrow Road, Brislington, Bristol, BS4 3ND

Description

An attractive and spacious three-bedroom mid-terraced period house, offering excellent potential for refurbishment and modernisation. Having been utilised as a rental investment for many years, the property now presents an exciting opportunity to create a superb family home in a sought-after location. The ground floor provides two reception rooms and a generous kitchen/breakfast room, while the first floor comprises three well-proportioned bedrooms and a family bathroom. Externally, the property benefits from a west-facing rear courtyard garden.

Accommodation

Ground floor: two reception rooms and a generous kitchen/breakfast room. First floor: three bedrooms and a family bathroom. Please refer to the floorplan for approximate room measurements and internal layout.

Location

Situated on Harrow Road in Brislington, a popular residential suburb to the south-east of Bristol city centre. Nearby Sandy Park Road provides shops, cafés and everyday conveniences. The area is served by regular bus services to Bristol city centre, Temple Meads railway station and surrounding areas. The nearby A4 Bath Road and A4174 Ring Road offer road links across Bristol and towards Bath and the wider motorway network.

Tenure / Property Information

Investment Analysis

The five supplied completed sales on the same road range from £397,500 to £465,000, with an average of £442,000. The subject is a vacant three-bedroom terraced house described as requiring refurbishment and modernisation, so the completed-sale range provides a useful but not fully adjusted GDV indication. A base GDV of £442,000 is used, with £425,000 low and £465,000 high scenarios. No floor area, condition schedule, tenure confirmation, parking information or formal valuation is supplied.

Investment Snapshot

Strategy Recommendation

Proceed only after confirming tenure, legal-pack matters and obtaining a detailed refurbishment quotation. Subject to a controlled works budget, the strongest apparent opportunity is a refurbishment-led BRRR or resale; do not rely on the headline GDV spread without quantified costs.

Works Required

Refurbishment and modernisation of the existing two reception rooms, kitchen/breakfast room, three bedrooms and family bathroom, subject to inspection and the legal pack. No specific defects or quantified works are evidenced.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the base GDV of £442,000, a 75% refinance is estimated at £331,500. The potential refinance is above the £285,000 guide, but cash left in cannot be calculated reliably because refurbishment costs and any additional acquisition or finance costs are not supplied. Vacant possession supports control of the refurbishment project, subject to legal-pack confirmation.

Buy-to-Let Analysis

The supplied rental evidence is one advertised asking rent of £1,650 pcm, not an achieved rent. Against the £285,000 guide, this indicates a gross yield of approximately 6.95% before refurbishment, finance, tax, insurance, maintenance, voids and transaction costs. Total-cost yield cannot be established because refurbishment costs and tenure-related costs are unsupported.

Flip Analysis

The same-road completed sales support a base resale value of approximately £442,000, with a supplied range of £425,000 to £465,000. A reliable flip surplus cannot be calculated because no refurbishment budget, selling allowance or complete project-cost schedule is evidenced. The £2,280 buyer premium including VAT is known and would need to be included in any full appraisal.

Investor Risks & Due Diligence

• Refurbishment scope and costs are unquantified.

• Tenure remains unconfirmed pending review of the auction legal pack.

• The rent is an advertised asking rent rather than an achieved passing rent.

• The GDV scenarios are based on nearby same-road sales without detailed adjustment for condition, size or layout.

• Additional acquisition, finance, selling and holding costs are not supplied.

• A £5,000 bidding deposit hold and the £2,280 buyer premium including VAT apply under the supplied auction terms.

Recommendation

Proceed only after confirming tenure, legal-pack matters and obtaining a detailed refurbishment quotation. Subject to a controlled works budget, the strongest apparent opportunity is a refurbishment-led BRRR or resale; do not rely on the headline GDV spread without quantified costs.

Strategy Rating

Analysis Confidence

Same-road completed sales and one advertised rental provide useful market evidence, but refurbishment costs, floor area, tenure, additional fees, condition details and achieved rent are not supplied.