38 Filton Avenue, Horfield, Bristol

Description

An attractive, bay fronted Victorian house with generous accommodation and the potential to improve and add value.

Accommodation

Ground Floor: Entrance hall, sitting room, dining room, lounge, kitchen, bathroom. First Floor: Landing, 4 bedrooms, cloakroom/wc. Outside: Gardens to the front and rear.

Location

Filton Avenue is an established residential area within walking distance of Horfield Common. Gloucester Road, with its independent coffee shops, restaurants and many other amenities is nearby. Montpellier Station 1.3 miles.

Investment Analysis

The supplied completed sales on the same road range from £490,000 to £520,000 for the two most recent transactions: £520,000 at No. 34 in February 2026 and £490,000 at No. 52 in August 2025. Older evidence ranges from £440,000 to £582,500, with the £249,000 sale in 2022 materially lower and not explained by the supplied data. A cautious base GDV of £505,000 is indicated by the two latest same-road sales, with a supported scenario range of £490,000–£520,000. Comparability remains limited because floor areas, condition and exact accommodation differences are unavailable.

Investment Snapshot

Strategy Recommendation

Proceed only subject to inspection, title review and a detailed works budget. The property may offer value-add or resale potential at the guide, but the absence of condition, cost and rental evidence prevents a firm investment recommendation.

Works Required

The description indicates potential to improve and add value, but identifies no specific defects or quantified works. Commission a full inspection and price only evidenced works, potentially including general cosmetic or layout improvements if confirmed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £325,000 guide, the 1.8% buyer premium is £5,850, subject to the stated minimum. A 75% refinance against the indicative £505,000 base GDV would be £378,750. However, refurbishment costs, finance costs, taxes and other acquisition or project costs are unavailable, so cash required and net equity cannot be calculated reliably.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. The 1.8% buyer premium, subject to the stated minimum, would be £5,850 at the £325,000 guide, before any other costs, but total project cost and yield remain unsupported.

Flip Analysis

The recent same-road evidence indicates an indicative resale range of £490,000–£520,000, with a £505,000 base GDV. A flip surplus cannot be calculated because works, selling costs, finance, tax and complete acquisition costs are not supplied. The apparent spread from the £325,000 guide is therefore not a profit estimate.

Investor Risks & Due Diligence

• Condition and refurbishment requirements are not described or quantified.

• Comparable floor areas, layouts and condition are unavailable, limiting GDV precision.

• No sufficiently specific rental evidence is supplied, so BTL yield cannot be established.

• Tenure, occupancy, lease, EPC, council tax, parking and heating information is not supplied.

• Additional fees may be listed in the Special Conditions of Sale.

• Buyer premium is payable at 1.8% of purchase price, subject to a £3,600 minimum.

Recommendation

Proceed only subject to inspection, title review and a detailed works budget. The property may offer value-add or resale potential at the guide, but the absence of condition, cost and rental evidence prevents a firm investment recommendation.

Strategy Rating

Analysis Confidence

There are two recent same-road completed sales supporting an indicative GDV, but floor areas, condition, tenure, occupancy, rent, refurbishment costs and several project costs are unavailable.