39 Water Street, Northwich, Cheshire West and Chester, CW9 5HP

Description

Three-bedroom semi-detached property offering an opportunity for buyers seeking a full refurbishment project. The property requires renovation throughout and is sold as seen. TO BE SOLD VIA ONLINE AUCTION ON OCTOBER 21ST-22ND 2026, UNLESS SOLD PRIOR UNDER AUCTION TERMS.

Accommodation

Ground floor: entrance hall and open-plan kitchen and dining area. First floor: three bedrooms and a family bathroom. The property also benefits from an external garage.

Location

Northwich offers independent shops, cafés and restaurants alongside the shopping and leisure facilities at Barons Quay. The town has a riverside setting and local attractions.

Tenure / Property Information

Investment Analysis

The £83,000 starting bid is below the supplied completed sales on Water Street, which range from £121,400 to £157,000, including £130,500 for No. 41 in 2013. However, these comparables are dated, lack size and condition details, and do not establish a current post-refurbishment value. The property is described as requiring renovation throughout and is sold as seen, so a reliable GDV or bid ceiling cannot be supported from the evidence provided.

Investment Snapshot

Strategy Recommendation

Proceed only after inspection, legal review and independent current valuation and refurbishment quotations. Do not rely on the historic comparables alone to set a maximum bid.

Works Required

Full refurbishment throughout as described, with the precise scope and costs requiring inspection. The supplied evidence does not identify specific defects, services or finishes, so no detailed works schedule can be supported.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR strategy cannot be reliably underwritten. The guide price may provide a potential entry point relative to historic nearby sales, but current GDV, refurbishment cost, rent and refinance value are unsupported. The property would require full refurbishment before refinance assessment.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is provided. Refurbishment costs, EPC and heating information are also unavailable.

Flip Analysis

A flip appraisal cannot be completed reliably. Historic nearby completed sales provide context but are too dated and lack sufficient specification to establish current resale GDV. Refurbishment costs and selling allowances are also unavailable.

Investor Risks & Due Diligence

• Full refurbishment is stated to be required and the property is sold as seen.

• Current GDV cannot be established from the dated 2004-2013 comparables.

• No sufficiently specific rental evidence or auctioneer rent estimate is available.

• EPC, heating details, buyer costs, administration charges and other auction fees are not supplied.

• Unknown condition, services and refurbishment scope require inspection.

Recommendation

Proceed only after inspection, legal review and independent current valuation and refurbishment quotations. Do not rely on the historic comparables alone to set a maximum bid.

Strategy Rating

Analysis Confidence

The evidence confirms tenure, occupancy, accommodation, guide price and historic nearby sales, but omits current comparables, property size, condition detail, refurbishment costs, rent, EPC, heating, fees and auction legal information.