39a, St. James Street, Daventry, Northamptonshire, NN11 4AG

Description

Freehold two-floor mid-terrace house with conservatory, requiring updating, in a town centre location. By order of a major housing association. Approximate accommodation size: 77m2 / 824 sq ft.

Accommodation

First floor: two bedrooms, bathroom/WC. Ground floor: entrance hall, reception room, kitchen, conservatory. Outside: rear garden.

Location

Situated on St James Street, well positioned for the amenities of Daventry town centre. Transport options include local bus routes, rail connections via Rugby rail station, and road links via the A5, M1 and M45.

Tenure / Property Information

Investment Analysis

Recent same-street completed sales provide the strongest evidence: £157,000 in August 2025 and £155,000 in July 2018. A £129,000 sale in March 2021 provides a lower reference point, although property size, condition and specification are not supplied. A base GDV of £155,000 is therefore used as an estimate, not a formal valuation. The £125,000 guide is £30,000 below the base GDV before the £1,800 administration fee and any refurbishment or seller costs.

Investment Snapshot

Strategy Recommendation

Do not rely on BTL or BRRR without verified rent and a full inspection. Consider only at a materially discounted purchase price after confirming refurbishment scope, legal special conditions and all completion charges; otherwise pass.

Works Required

Updating works are indicated by the description. Scope should be confirmed by inspection and may include general redecoration, updating the kitchen and bathroom where required, reviewing the conservatory and garden, and addressing any identified safety, services or compliance issues. No cost allowance is supported by the evidence supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

On the estimated £155,000 base GDV, 75% refinance is approximately £116,250. This is below the £126,800 guide price plus known administration fee, before refurbishment, finance, tax and other completion costs. The BRRR structure therefore appears weak at the guide unless the purchase price is materially reduced or the achieved GDV is higher than the available evidence.

Buy-to-Let Analysis

BTL analysis cannot be completed because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The property is vacant, and the £1,800 inclusive administration fee plus any seller-charged completion fees would need to be included alongside purchase and refurbishment costs.

Flip Analysis

The base GDV estimate is £155,000 against a £125,000 guide, leaving £30,000 before the £1,800 administration fee, refurbishment, finance, selling costs and any seller-charged completion fees. Because refurbishment and selling allowances are unsupported, the net flip surplus cannot be calculated reliably.

Investor Risks & Due Diligence

• Refurbishment scope and cost are not provided despite the property requiring updating.

• Comparable sales may differ in size, condition and specification from the subject property.

• No reliable rental evidence is available, so rental yield cannot be established.

• The £1,800 administration charge is known, but additional seller-charged completion fees may apply.

• Parking and heating details require confirmation from the auction centre.

• Full vacant possession is stated, but legal special conditions and completion obligations still require review.

Recommendation

Do not rely on BTL or BRRR without verified rent and a full inspection. Consider only at a materially discounted purchase price after confirming refurbishment scope, legal special conditions and all completion charges; otherwise pass.

Strategy Rating

Analysis Confidence

There are two relatively recent same-street completed sales and one lower historic reference, but comparable size and condition are unknown. No rent, refurbishment budget, selling allowance, parking or heating details are supplied, preventing full investment calculations.