36 Holly Hill, Shildon, DL4 2DB

Description

A Semi-Detached House requiring modernisation with accommodation arranged on Two Floors comprising: First Floor: Bedroom (One), Bedroom (Two), Bedroom (Three), Bathroom/WC. Ground Floor: Entrance Porch, Entrance Hall, Living Room, Kitchen, Conservatory. Front Forecourt Providing Off-Street Parking. Garden at Rear.

Accommodation

First Floor: Bedroom (One), Bedroom (Two), Bedroom (Three), Bathroom/WC. Ground Floor: Entrance Porch, Entrance Hall, Living Room, Kitchen, Conservatory.

Location

Situated in a cul-de-sac off Coronation Avenue, close to the amenities available in Shildon Town Centre and travelling facilities including Shildon Train Station. Hackworth Park is also nearby.

Tenure / Property Information

Investment Analysis

Recent same-street completed sales range from £46,000 to £85,000, with an additional £63,000 sale at number 37. The £111,999 duplicate entry is materially higher and is not relied upon. A provisional base GDV of £63,000 is used, with £46,000 low and £85,000 high scenarios. Condition differences and the subject property's required modernisation mean this is indicative only.

Investment Snapshot

Strategy Recommendation

Treat as a conditional refurbishment opportunity only. Obtain a survey, detailed works quotation and local rental confirmation before bidding; do not rely on the provisional GDV or the non-local asking-rent evidence alone.

Works Required

Modernisation is required, but the evidence does not specify the individual defects or scope. A full inspection and contractor quotation are required. The EPC is F, so energy-performance improvement requirements should also be assessed before committing to works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the provisional £63,000 base GDV, 75% refinance would be approximately £47,250. However, refurbishment costs, finance costs and total acquisition cost are unsupported, so cash left in and the viability of a BRRR strategy cannot be calculated. The known guide price plus buyer premium would be £31,500 before any other costs or works.

Buy-to-Let Analysis

The only rental evidence is an advertised £750 pcm asking rent for a three-bedroom house in Close House, DL14, rather than the subject's DL4 postcode. It is not an achieved rent or a property-specific valuation, so a reliable rent and gross yield cannot be established. The property is vacant and requires modernisation.

Flip Analysis

The comparable evidence indicates potential resale values between £46,000 and £85,000, but refurbishment costs, selling costs and the subject property's post-works condition are unknown. A reliable flip surplus or maximum bid cannot therefore be calculated.

Investor Risks & Due Diligence

• Unspecified modernisation requirements may materially increase the project cost.

• EPC rating F may require energy-performance improvements, subject to inspection and applicable requirements.

• Comparable sale prices vary substantially, reducing confidence in the provisional GDV.

• The rental evidence is an advertised asking rent in a different postcode and is not an achieved rent.

• The buyer premium is £1,500 inclusive of VAT and the seller may charge additional completion fees under the special conditions.

• No finance, holding, selling or refurbishment costs are supplied.

Recommendation

Treat as a conditional refurbishment opportunity only. Obtain a survey, detailed works quotation and local rental confirmation before bidding; do not rely on the provisional GDV or the non-local asking-rent evidence alone.

Strategy Rating

Analysis Confidence

There are several same-street completed sales and a stated guide price, but the comparables vary widely, the property requires unspecified modernisation, no works costs are supplied, and rental evidence is limited to a non-local advertised asking rent.