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4 Upper Clara Street, Rotherham, South Yorkshire S61 1HT
Marketed by:
BTG Eddisons
340 Deansgate, Manchester M3 4LY, UK
0345 646 2288
4 Upper Clara Street – Rotherham
4 Upper Clara Street, Rotherham, South Yorkshire S61 1HT
For Sale
£44,000+
Key Features
Residential Investment
Located in Rotherham
Guide price £44,000+
Status: For Sale
Description
Description A two bedroom mid terrace property with gas central heating, double glazing and requiring a scheme of general modernisation and refurbishment throughout.
The accommodation comprises a lounge, kitchen, rear hall / utility space and bathroom on the ground floor with two good size double bedrooms to the first floor. Outside there is an enclosed rear yard.
Accommodation Ground Floor Lounge, Kitchen, Rear Hall / Utility Area, Bathroom, First Floor Bedroom One, Bedroom Two, Outside Rear Yard Tenure Freehold
Investment Analysis
Investment Snapshot
| Guide Price | £44,000+ |
| Refurbishment / Works Budget | £30,500–£53,000 |
| Purchase + Works | £74,500–£97,000 |
| Estimated GDV | £79,000 low / £86,000 base / £93,000 high |
| Estimated Private Rent | £610 pcm |
| Potential Annual Rent | £7,320 pa |
| Gross Yield on Guide | 16.6% |
| 75% Refinance – Base GDV | £64,500 |
| Approx. Capital Left In | £27,044 |
| Indicative Flip Surplus | £-7,565 |
Underwriting basis. This is an indicative desktop appraisal. GDV is an estimated post-works/open-market value, not a guaranteed valuation. Comparable research is widened from the same street/postcode to the surrounding market up to approximately five miles where necessary.
Market Comparables
2 Upper Clara Street – 2-bed period house – sold Jan 2022 £78,000
Upper Clara Street current average value £86,140
Upper Clara Street current average rent £610 pcm
HB estimated GDV: £79,000 low / £86,000 base / £93,000 high. The range reflects comparable quality, condition and the fact that auction stock can trade below normal owner-occupier market value.
Proposed Works
| Strip-out/preliminaries | £2,000–£3,500 |
| Kitchen | £6,000–£9,000 |
| Bathroom | £4,000–£6,000 |
| Electrical remedials | £2,500–£5,000 |
| Heating/plumbing | £2,500–£5,000 |
| Plastering | £2,500–£5,000 |
| Flooring | £2,500–£4,500 |
| Decoration | £3,000–£5,000 |
| External/joinery | £2,000–£4,000 |
| Contingency | £3,500–£6,000 |
| Total | £30,500–£53,000 |
The allowance follows the auction description/visible condition and investor-standard refurbishment scope. It is not a structural survey or contractor quotation.
Rental Value
Working market rent is approximately £610 pcm (£7,320 pa). For scenario testing, use roughly £561 / £610 / £659 pcm for low/base/high cases. This is an indicative market-rent estimate and should be read alongside any passing tenancy stated by the auctioneer.
Low / Base / High Investment Scenario
| Low | Base | High | |
| Purchase | £44,000 | £44,000 | £44,000 |
| Works | £53,000 | £41,750 | £30,500 |
| GDV | £79,000 | £86,000 | £93,000 |
| Rent pcm | £561 | £610 | £659 |
| 75% refinance | £59,250 | £64,500 | £69,750 |
Buy-to-Let
Base rent £610 pcm gives 16.6% gross yield on guide and 8.5% on guide plus midpoint works. These are gross yields before voids, repairs, management, insurance and finance.
BRRR Analysis
Guide £44,000 + midpoint works £41,750 + auction fee allowance £792 + legal/valuation £1,500 + indicative six-month bridge/arrangement cost £2,002 + holding allowance £1,500 gives a pre-SDLT all-in cost of approximately £91,544. At base GDV £86,000, a 75% refinance is £64,500, leaving approximately £27,044 capital in before SDLT. Low/high refinance outcomes are £59,250 / £69,750.
Flip Analysis
Using base GDV £86,000, pre-SDLT all-in cost £91,544 and selling/legal allowance £2,021, indicative pre-tax/pre-SDLT flip surplus is £-7,565. That is approximately -8.3% profit on cost and -8.8% of GDV. A 5% sale-price reduction and 15% works overrun should be stress-tested before bidding.
Maximum Bid Indicator
For an indicative 15% pre-tax profit-on-cost target before SDLT, the desktop purchase ceiling is approximately £32,327. This is a screening figure, not a formal valuation or bidding recommendation.
Strategy Rating
Buy-to-Let: ★★★★☆ | BRRR: ★★★☆☆ | Flip: ★★☆☆☆
Key Risks
Confirm legal title/tenure, occupancy, planning/licensing, service charge/ground rent where relevant, structural condition, utilities, abnormal works and finance terms. Market comparables are indicative and should be refreshed immediately before bidding.
Auction Details :
BTG Eddisons
Auction Date :
29/09/26
Lot Number :
053
Property Location:
4 Upper Clara Street, Rotherham, South Yorkshire S61 1HT
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