4 Tanners Lane, Hathern, Loughborough, Leicestershire

Description

A 4-5 bedroom semi detached house in need of modernisation. The property is quite unique in character and offers spacious accommodation over 3 floors. The property offers substantial accommodation arranged over three floors. Part of the property is currently arranged as a small flat but would likely be incorporated into the main house. Standing on a good size plot with lawned gardens and ample parking in a quiet, tucked away location within the village centre. A great opportunity to make a stunning family home, or may offer potential for lettings use as a HMO, subject to consents.

Accommodation

Reception Hallway - 4.16m x 1.14m, with understairs cupboard. Kitchen - 3.65m x 3.60m, with window to front aspect. Dining Area - 2.20m x 2.13m, with window to rear and stairs off. Lounge - 5.70m x 4.36m, currently arranged as a studio flat with kitchen area and bathroom; with Inglenook fireplace, window to rear and French doors to front; fitted kitchen and door to bathroom with three piece suite. First Floor Landing. Bedroom One - 4.11m x 3.80m, with window to front. Bedroom Two - 3.90m x 3.21m, with window to front. Bathroom - 3.27m x 2.37m, with wash hand basin and panel bath. Separate W.C., with low flush toilet. Second Floor Landing. Bedroom Three - 4.45m x 3.00m, windows to side and front with open views. Bedroom Four - 5.00m x 3.30m, window to front with open views. Room (potential ensuite) - 2.60m x 2.55m, window to rear. Room (potential bedroom / dressing room) - 3.33m x 2.30m, window to rear. Outside: front gardens with a large lawned area, stocked borders, 2 large sheds, 2 smaller sheds and a greenhouse. Driveway and extra parking area giving ample parking space.

Location

Hathern is a picturesque village and offers good amenities, a local Primary School and excellent transport links. The property is in a quiet, tucked away location within the village centre.

Tenure / Property Information

Investment Analysis

No completed sold comparables, formal valuation, EPC, tenure, occupancy or detailed condition schedule are supplied. The £180,000+ guide is an auction guide rather than evidence of market value. The property is described as a substantial 4–5 bedroom semi-detached house requiring modernisation, with a possible former/part studio arrangement and potential HMO use subject to consents. GDV and a defensible maximum bid cannot therefore be established.

Investment Snapshot

Strategy Recommendation

Treat as a potential owner-occupier refurbishment opportunity rather than a priced investment project. Only proceed after verifying title, special conditions, planning/building-control implications, the internal layout and a detailed refurbishment budget.

Works Required

Modernisation of the existing accommodation, with assessment of whether the studio-style lounge, kitchen and bathroom should be incorporated into the main house. Review and specification of the potential ensuite and additional room uses. No specific repair items or refurbishment costs are evidenced.

Rental & Market Context

Potential BRRR Position

A BRRR assessment is not supportable without a defensible GDV, refurbishment budget, tenure information, finance assumptions or evidence of achievable rent. The 4.8% buyer premium would be £8,640 at the £180,000 guide, subject to the stated minimum, before works and any special-condition fees. Refinance capacity therefore cannot be calculated.

Buy-to-Let Analysis

The supplied advertised rents are £2,400 pcm for a four-bedroom property in the wider North West Leicestershire/Charnwood/South Derbyshire area and £3,033 pcm for a five-bedroom semi-detached house in Loughborough. Applied mechanically to the £180,000 guide, these indicate gross yields of approximately 16.00%–20.22%, before the 4.8% buyer premium, refurbishment, finance, management, maintenance and other costs. They are asking rents rather than achieved rents and are not direct Hathern comparables, so a reliable property-specific BTL yield cannot be confirmed.

Flip Analysis

A flip surplus cannot be calculated because there are no completed sales, GDV evidence, refurbishment costs or supported selling-cost allowance. The three-floor layout, modernisation requirement and possible internal reconfiguration create scope for value improvement, but the financial outcome remains unquantified.

Investor Risks & Due Diligence

• Modernisation scope and cost are not evidenced.

• No completed sold comparables or GDV evidence are supplied.

• Rental evidence comprises asking rents from broader or different locations, not achieved Hathern rents.

• The possible studio-to-main-house reconfiguration may require investigation of planning, building-control and services implications.

• Potential HMO use is expressly subject to consents and is not established.

• The 4.8% buyer premium is payable on the purchase price, with a £6,000 minimum, and additional special-condition fees may apply.

• Tenure, occupancy, lease and other property particulars are not supplied.

Recommendation

Treat as a potential owner-occupier refurbishment opportunity rather than a priced investment project. Only proceed after verifying title, special conditions, planning/building-control implications, the internal layout and a detailed refurbishment budget.

Strategy Rating

Analysis Confidence

The accommodation, guide price, buyer premium, description and two rental listings are supplied, but there are no sold comparables, property-specific achieved rents, condition costs, tenure, EPC, occupancy, formal valuation or special-condition details.