38 Central Avenue, Woodlands, Doncaster, South Yorkshire, DN6 7NW

Description

A Vacant Fire Damaged Three Bedroom End of Terrace House in Need of Refurbishment. The property comprises a three bedroom end of terrace house arranged over ground and first floors.

Accommodation

Ground Floor: Reception Room, Kitchen, Bathroom. First Floor: Three Bedrooms. Exterior: both side and rear gardens.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Fair View Park are within easy reach. Transport links are provided by Aldwick rail station.

Tenure / Property Information

Investment Analysis

Completed sales on Central Avenue range from £50,000 to £115,000: £107,500 and £115,000 in April/May 2026, plus £70,000 and £50,000 for 34 Central Avenue in 2025. The evidence supports a broad repaired-property GDV range, but the subject property's fire-damage extent and post-refurbishment specification are unknown. A base GDV of £107,500 is adopted, with low and high scenarios of £70,000 and £115,000 respectively. No rental evidence is available.

Investment Snapshot

Strategy Recommendation

Do not commit on the guide price alone. Proceed only after reviewing the legal pack and obtaining a full fire-damage survey and contractor cost plan; otherwise the deal should be avoided due to unquantified works and resale risk.

Works Required

Undertake a full fire-damage assessment and make the property safe, then restore and refurbish affected parts of the three-bedroom house, including the accommodation, kitchen, bathroom and external areas only where required by the survey. The extent and cost of works cannot be established from the supplied evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the base GDV, 75% refinancing would be approximately £80,625. Cash left in cannot be calculated because refurbishment costs, disbursements and other completion costs are unknown. BRRR viability therefore remains unconfirmed.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Total acquisition and refurbishment costs are also unknown. The property is vacant and fire damaged, so letting readiness requires confirmation after inspection and works.

Flip Analysis

The completed-sale evidence indicates a broad potential GDV of £70,000 to £115,000, with a base case of £107,500. Flip surplus cannot be calculated because the fire-damage refurbishment cost, purchase price achieved, disbursements and selling allowance are unsupported.

Investor Risks & Due Diligence

• Fire-damage extent and remediation requirements are unknown.

• Refurbishment costs cannot be estimated from the supplied evidence.

• Comparable sale prices vary materially from £50,000 to £115,000.

• No sufficiently specific rental evidence is available, preventing yield analysis.

• An £1,800 inc VAT administration charge applies, with possible additional legal-pack disbursements, search fees, seller-cost reimbursement, legal fees and transfer fees.

• Final purchase price may exceed the £40,000 guide price.

Recommendation

Do not commit on the guide price alone. Proceed only after reviewing the legal pack and obtaining a full fire-damage survey and contractor cost plan; otherwise the deal should be avoided due to unquantified works and resale risk.

Strategy Rating

Analysis Confidence

There are several same-street completed sales and a stated guide price, but the fire-damage extent, refurbishment cost, rent, legal-pack disbursements and final purchase price are unavailable.