36 Almeys Lane, Earl Shilton, Leicester, Leicestershire, LE9 7AJ

Description

An End of Terrace Building Arranged to Provide 2 x One Bedroom Flats Part Let Producing £3,900 Per Annum. The property comprises an end of terrace building arranged to provide 2 x one bedroom flats.

Accommodation

Ground Floor Flat: Reception Room, Kitchen, Bedroom, Bathroom. First Floor Flat: Reception Room, Kitchen, Bedroom, Bathroom.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Queen Elizabeth II Hall Field are within easy reach. Transport links are provided by Hinckley rail station.

Tenure / Property Information

Investment Analysis

The strongest evidence is the completed sale of the same address at £115,000 on 10 April 2025. Other completed sales on Almeys Lane range from £82,000 to £119,000, although their accommodation and condition are not provided. A base GDV of £115,000 is therefore used, with a cautious evidence range of £96,300 to £119,000. The valuation remains indicative because the current two-flat configuration, condition and the basis of the same-address sale are not confirmed.

Investment Snapshot

Strategy Recommendation

Proceed only after legal-pack and property-compliance checks, with the vacant first-floor flat and unknown works budget treated conservatively. The lower guide appears potentially attractive against the same-address sale, but the evidence does not support a firm maximum bid.

Works Required

No specific works are evidenced. Confirm the condition, compliance and separateness of both flats, including the vacant first-floor flat, before bidding. EPC improvement requirements, if any, cannot be estimated from the supplied evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £50,000 lower guide, the known admin charge is £1,800, but refurbishment, legal-pack disbursements and other acquisition costs are unknown. A 75% refinance against the £115,000 base GDV would be £86,250, but cash left in cannot be calculated reliably without total project costs. The strategy depends on confirming the two-flat configuration, vacant-flat lettability and refinance valuation.

Buy-to-Let Analysis

The ground-floor flat has a stated periodic rent of £325 pcm, producing current passing income of £3,900 per annum. On the £50,000 lower guide, this equates to a 7.8% gross yield before finance, tax, management, maintenance and other costs. A whole-property or stabilised yield cannot be established because the first-floor flat is vacant and the supplied rental evidence concerns two-bedroom properties, not one-bedroom flats.

Flip Analysis

The same-address completed sale at £115,000 provides a potentially relevant resale benchmark. However, no condition, refurbishment budget, selling costs or legal-pack costs are supplied, so a reliable flip surplus and maximum bid cannot be calculated. The £96,300–£119,000 evidence range indicates meaningful valuation sensitivity.

Investor Risks & Due Diligence

• The first-floor flat is vacant, so only £325 pcm is currently evidenced as passing rent.

• The supplied rental listings are for two-bedroom properties and do not establish achievable rent for either one-bedroom flat.

• Property condition, heating and refurbishment requirements are not supplied.

• The current EPC rating is E and any improvement or compliance costs are unknown.

• The legal pack may contain additional purchaser disbursements that are not quantified.

• The two-flat arrangement and its compliance or consent status are not confirmed in the supplied evidence.

Recommendation

Proceed only after legal-pack and property-compliance checks, with the vacant first-floor flat and unknown works budget treated conservatively. The lower guide appears potentially attractive against the same-address sale, but the evidence does not support a firm maximum bid.

Strategy Rating

Analysis Confidence

There is strong same-address and local completed-sale evidence plus confirmed current rent, but no condition survey, one-bedroom rental evidence, refurbishment costs, full acquisition costs, legal-pack disbursements or confirmation of the two-flat configuration's compliance.