36, Foxholes Road, Hyde, SK14 5AW

Description

A vacant true bungalow with great potential in a highly desirable location. It comprises a hall, lounge, kitchen, three bedrooms and bathroom. The property has a large rear garden, garage and ample off-road parking. There is potential for refurbishment, extension, reconfiguration or wider development, subject to necessary planning permissions and consents.

Accommodation

Hall, lounge, kitchen, three bedrooms and bathroom.

Location

Gee Cross remains one of the area's most desirable residential locations, with a village atmosphere, attractive residential surroundings and access to local shops, amenities, pubs, eateries, schools, Werneth Low Country Park, Hyde, Stockport and Manchester. Nearby road and public transport links include access to the M60.

Tenure / Property Information

Investment Analysis

The supplied completed sales on Foxholes Road range from £210,000 to £285,000: £210,000, £215,000 and £222,000 are the lower cluster, while £285,000 is a substantially higher and less clearly comparable result. Given the subject property's vacant condition, three-bedroom bungalow layout, garage, parking and stated potential, but with no size, condition, EPC or heating evidence, a cautious scenario range is £210,000 to £285,000. The base GDV is set at £222,000, using the closest lower-cluster evidence rather than relying on the highest sale. This is an estimate, not a formal valuation.

Investment Snapshot

Strategy Recommendation

Proceed only after obtaining condition, planning and cost evidence. The guide appears to offer potential rental yield based on the auctioneer estimate, but the unknown refurbishment and transaction costs make a purchase price ceiling impossible to support from the supplied evidence.

Works Required

The evidence supports considering general refurbishment and possible reconfiguration. Extension or wider development may also be investigated, but would require planning permission and other necessary consents. No specific defects or construction works are evidenced, so no refurbishment allowance is estimated.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the base estimated GDV of £222,000, 75% refinancing equates to £166,500. Compared with the £155,000 guide, this provides only £11,500 of gross headroom before refurbishment, finance, tax, legal, auction or other costs. Because the property's condition, works cost and buyer/admin charges are unavailable, the cash requirement and viability cannot be reliably established.

Buy-to-Let Analysis

Using the auctioneer's estimated rent range of £1,200–£1,300 pcm, gross rent is approximately £14,400–£15,600 per year. Against the £155,000 guide, this indicates a gross yield of approximately 9.29%–10.06%, or 9.68% using the midpoint rent. This is based only on an auctioneer estimate, not achieved or independently comparable rental evidence, and excludes operating, finance, tax and acquisition costs.

Flip Analysis

A base GDV of £222,000 is supported by the lower cluster of same-road sales, with a wider evidence range of £210,000–£285,000. However, refurbishment costs, acquisition charges, selling costs and the property's actual condition are unknown. A reliable flip surplus and maximum bid therefore cannot be calculated.

Investor Risks & Due Diligence

• Actual condition and required refurbishment works are not evidenced.

• Extension, reconfiguration or wider development is subject to planning permission and necessary consents.

• The £1,200–£1,300 pcm rent is an auctioneer estimate rather than passing or achieved rent.

• No sufficiently specific external rental comparable has been identified.

• No buyer premium, admin charge or other auction costs are supplied.

• Comparable sale prices vary materially, including a £285,000 result that may not be directly comparable because sale details and condition are unavailable.

• No EPC or heating information is supplied.

Recommendation

Proceed only after obtaining condition, planning and cost evidence. The guide appears to offer potential rental yield based on the auctioneer estimate, but the unknown refurbishment and transaction costs make a purchase price ceiling impossible to support from the supplied evidence.

Strategy Rating

Analysis Confidence

There are several completed same-road sales and an auctioneer rental estimate, but no property size, condition survey, EPC, heating details, independent rental comparables, refurbishment costs or buyer/admin charges.