39 Queen Street, Doncaster, South Yorkshire DN4 8AA

Description

A two bedroom ground floor apartment benefiting from double glazing and electric heating. The property comprises entrance hall, lounge, kitchen, two bedrooms and bathroom/shower room.

Accommodation

Ground Floor: Entrance Hall, Living Room, Kitchen, Bedroom, Bedroom, Bathroom.

Location

Conveniently located just 2 miles from Doncaster city centre and the A1(M).

Tenure / Property Information

Investment Analysis

Recent same-street completed sales provide a limited value range: £45,000 at 16 Queen Street in August 2025 and £60,000 at 7 Queen Street in September 2024. Earlier sales were higher but less current. A base GDV of £52,500 is used as the midpoint of the two most recent comparables, with £45,000 low and £60,000 high scenarios. Differences in condition, floor, lease terms and accommodation are not evidenced, so this is indicative only.

Investment Snapshot

Strategy Recommendation

Treat as a valuation-led purchase only after reviewing the legal pack and confirming the new lease, service charge, condition and resaleability. Do not rely on BTL or BRRR projections until rent and total project costs are evidenced; retain a strict bid cap below the supported GDV range.

Works Required

No specific defects or refurbishment requirements are evidenced. Confirm condition, services, lease terms, service charge and any required works through inspection and the legal pack before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A new 990-year lease with peppercorn ground rent is proposed, but service-charge terms and other lease provisions remain unconfirmed. The indicative £52,500 GDV suggests potential gross refinance headroom against the £28,000 guide, but works, acquisition costs, finance costs, valuation risk and the actual new lease terms are unknown, so cash-left-in and refinance viability cannot be calculated reliably.

Buy-to-Let Analysis

BTL cannot be underwritten reliably because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. The purchase price is £28,000 or more, with a buyer premium of £1,860 at the guide price because the 1.2% calculation is below the stated minimum. Unknown service charges, legal-pack costs, works and achievable rent prevent a supported yield calculation.

Flip Analysis

The recent same-street evidence supports an indicative £45,000–£60,000 resale range, centred on £52,500. At the £28,000 guide there may be apparent gross value margin before the £1,860 minimum buyer premium, but no refurbishment allowance, selling costs, legal-pack costs, finance costs or tax allowance is supported. A reliable flip surplus or maximum bid cannot therefore be established.

Investor Risks & Due Diligence

• No sufficiently specific rental evidence or passing rent is supplied.

• The new lease, including service charge and review provisions, must be checked in the legal pack.

• Property condition and any refurbishment requirement are not evidenced.

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

• Comparable sale prices vary materially and may reflect differences not supplied for this flat.

• Electric heating may affect tenant demand and operating costs, but no cost evidence is supplied.

Recommendation

Treat as a valuation-led purchase only after reviewing the legal pack and confirming the new lease, service charge, condition and resaleability. Do not rely on BTL or BRRR projections until rent and total project costs are evidenced; retain a strict bid cap below the supported GDV range.

Strategy Rating

Analysis Confidence

There are two reasonably recent same-street completed sales and clear guide/lease information, but no rental evidence, condition assessment, service-charge details, EPC, parking information or complete cost schedule.