37 James Niven Court, Hull, East Riding of Yorkshire

Description

A two bedroom semi detached house. Benefitting from a conservatory and rear garden. In need of updating. Vacant.

Accommodation

Living Room - 3.11m x 4.58m; Kitchen - 4.03m x 2.95m; Conservatory - 3.26m x 3.34m; Bedroom 1 - 4.13m x 3.31m; Bathroom - 2.19m x 1.83m; Bedroom 2 - 3.13m x 2.31m

Location

Hull is a well-connected coastal city offering a wide range of local amenities and leisure opportunities. James Niven Court can be accessed via Southcoates Lane. The city centre provides shopping at St Stephen’s and Princes Quay, along with supermarkets, cafés, restaurants and everyday services. Transport links include regular bus services, Hull Paragon Interchange for rail connections, and access to surrounding East Yorkshire towns. Hull has parks and cultural attractions including East Park, Pearson Park, the MKM Stadium, Hull New Theatre and The Deep aquarium.

Tenure / Property Information

Investment Analysis

Recent evidence includes £109,000 for the adjoining 35 James Niven Court in September 2025, £100,000 for number 20 in October 2022 and £125,000 for the subject property in May 2021. A base GDV of £109,000 is used, with a £100,000–£125,000 evidence-based range. No adjustment for the subject's updating requirement is quantified because no refurbishment cost or condition detail is supplied.

Investment Snapshot

Strategy Recommendation

Potential BTL purchase at or near the guide, subject to confirming the £750 pcm rent, obtaining a full works quotation and checking auction special conditions and buyer charges. Do not rely on a flip or BRRRR strategy until total costs and condition are verified.

Works Required

Update the property as indicated by the description, subject to inspection and contractor quotations. The supplied evidence does not identify specific defective elements or quantify the required works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the base GDV of £109,000, 75% refinancing equates to £81,750. The purchase price is below this figure, but the total project cost and cash left in cannot be calculated because refurbishment costs and buyer charges are unspecified. Refinance terms and valuation are also not supplied.

Buy-to-Let Analysis

The single rental listing supports an advertised asking rent of £750 pcm, equivalent to £9,000 annually. Against the £75,000 guide, the headline gross yield is 12%, before works, buyer fees, voids, management, maintenance, finance and tax. A yield on total cost cannot be established because refurbishment and buyer costs are unknown. The rent is advertised rather than achieved.

Flip Analysis

The evidence supports a base resale value of £109,000, with a £100,000–£125,000 comparable range. A flip surplus cannot be calculated because refurbishment costs, buyer charges and selling costs are unavailable. The property is described as needing updating, so the resale outcome depends on the extent and quality of works.

Investor Risks & Due Diligence

• The property is described as needing updating, but the extent and cost of works are unknown.

• The buyer fee is unspecified and seller special conditions may impose additional charges or VAT.

• The £750 pcm figure is an advertised asking rent, not an achieved or passing rent.

• The comparable sales differ in date and may differ in condition, so the GDV range is indicative only.

• Total project cost, net yield and maximum bid cannot be established from the supplied evidence.

Recommendation

Potential BTL purchase at or near the guide, subject to confirming the £750 pcm rent, obtaining a full works quotation and checking auction special conditions and buyer charges. Do not rely on a flip or BRRRR strategy until total costs and condition are verified.

Strategy Rating

Analysis Confidence

The property has several relevant sold comparables, including a recent adjoining sale, and one rental asking-rent reference. However, refurbishment costs, buyer fees, selling costs, achieved rent and auction special-condition charges are not supplied.