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35 Lilac Crescent, Edlington, Doncaster, South Yorkshire DN12 1NE
Marketed by:
BTG Eddisons
340 Deansgate, Manchester M3 4LY, UK
0345 646 2288
35 Lilac Crescent – Doncaster
35 Lilac Crescent, Edlington, Doncaster, South Yorkshire DN12 1NE
For Sale
£85,000+
Key Features
Residential Investment
Located in Doncaster
Guide price £85,000+
Status: For Sale
Description
Description A three bedroom semi detached property requiring general modernisation and refurbishment throughout.
The property has gas central heating, double glazing and comprises an entrance hall, lounge, additional living / dining room and a kitchen on the ground floor whilst to the first floor are three bedrooms and the bathroom.
Outside there are gardens to both the front and rear as well as adjacent communal parking. Accommodation Ground Floor Entrance Hall, Lounge, Living / Dining Room, Kitchen, First Floor Bedroom One, Bedroom Two, Bedroom Three, Bathroom Outside Gardens to the front and rear, adjacent off street parking
Investment Analysis
Investment Snapshot
| Guide Price | £85,000+ |
| Refurbishment / Works Budget | £30,500–£53,000 |
| Purchase + Works | £115,500–£138,000 |
| Estimated GDV | £104,000 low / £113,000 base / £122,000 high |
| Estimated Private Rent | £742 pcm |
| Potential Annual Rent | £8,904 pa |
| Gross Yield on Guide | 10.5% |
| 75% Refinance – Base GDV | £84,750 |
| Approx. Capital Left In | £50,398 |
| Indicative Flip Surplus | £-24,552 |
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
35 Lilac Crescent – subject – sold Jun 2026 £96,000
DN12 1NE current postcode average value £112,800
Lilac Crescent last-12-month street average around £82,000
HB estimated GDV: £104,000 low / £113,000 base / £122,000 high. The range reflects comparable quality, condition and the fact that auction stock can trade below normal owner-occupier market value.
Proposed Works
| Strip-out/preliminaries | £2,000–£3,500 |
| Kitchen | £6,000–£9,000 |
| Bathroom | £4,000–£6,000 |
| Electrical remedials | £2,500–£5,000 |
| Heating/plumbing | £2,500–£5,000 |
| Plastering | £2,500–£5,000 |
| Flooring | £2,500–£4,500 |
| Decoration | £3,000–£5,000 |
| External/joinery | £2,000–£4,000 |
| Contingency | £3,500–£6,000 |
| Total | £30,500–£53,000 |
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 £742 pcm (£8,904 pa). For scenario testing, use roughly £683 / £742 / £801 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 | £85,000 | £85,000 | £85,000 |
| Works | £53,000 | £41,750 | £30,500 |
| GDV | £104,000 | £113,000 | £122,000 |
| Rent pcm | £683 | £742 | £801 |
| 75% refinance | £78,000 | £84,750 | £91,500 |
Buy-to-Let
Base rent £742 pcm gives 10.5% gross yield on guide and 7.0% on guide plus midpoint works. These are gross yields before voids, repairs, management, insurance and finance.
BRRR Analysis
Guide £85,000 + midpoint works £41,750 + auction fee allowance £1,530 + legal/valuation £1,500 + indicative six-month bridge/arrangement cost £3,867 + holding allowance £1,500 gives a pre-SDLT all-in cost of approximately £135,148. At base GDV £113,000, a 75% refinance is £84,750, leaving approximately £50,398 capital in before SDLT. Low/high refinance outcomes are £78,000 / £91,500.
Flip Analysis
Using base GDV £113,000, pre-SDLT all-in cost £135,148 and selling/legal allowance £2,405, indicative pre-tax/pre-SDLT flip surplus is £-24,552. That is approximately -18.2% profit on cost and -21.7% 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 £54,261. 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 :
042
Property Location:
35 Lilac Crescent, Edlington, Doncaster, South Yorkshire DN12 1NE
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