40 Upperton Road, Leicester

Description

A five bedroom mid terrace house. Externally, the property benefits from a rear garden. In need of some modernisation. Vacant.

Accommodation

Ground Floor - Two Reception Rooms, Kitchen, Shower Room/WC. First Floor - Three Bedrooms, Bathroom/WC. Second Floor - Two Bedrooms.

Location

Located on the south side of Upperton Road, close to Narborough Road. A range of local amenities are available locally on Hinckley Road, Narborough Road and Braunstone Gate with Leicester city centre amenities approximately 0.9 miles. Recreational amenities are conveniently close by at Bede Park, Fosse Recreation Ground and Castle Gardens. Transport Leicester - CrossCountry / E M R.

Tenure / Property Information

Investment Analysis

The strongest evidence is 44 Upperton Road at £345,000 in October 2025. Older same-road sales range from £212,000 to £262,500 between July 2020 and March 2021, but condition and specification are not supplied. A base GDV of £345,000 is therefore used cautiously, with £262,500 as a lower evidence-supported scenario. The subject requires some modernisation, so the latest comparable may not be directly equivalent.

Investment Snapshot

Strategy Recommendation

Investigate as a potential BTL or BRRR project, subject to a full inspection, verified refurbishment quotation, confirmation of buyer/VAT charges and validation that the advertised rent is achievable. Do not bid on the GDV evidence alone.

Works Required

Modernisation as required, based only on the auction description. The evidence does not specify individual defects, finishes, services or quantities, so no detailed scope or cost allowance can be established.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the base GDV, 75% refinancing is approximately £258,750, exceeding the £190,000 guide before works and costs. However, refurbishment expenditure, buyer fees, VAT and finance costs are unavailable, so cash left in and refinance profitability cannot be calculated. The lower £262,500 GDV scenario would materially reduce refinance headroom.

Buy-to-Let Analysis

The advertised asking rent of £2,275 pcm equates to £27,300 annually and a 14.37% gross yield against the £190,000 guide. Against the £345,000 base GDV, the implied gross yield is approximately 7.91%. These calculations exclude works, buyer fees, VAT and other costs, and the rent is advertised rather than achieved. BTL viability cannot be confirmed without refurbishment costs and purchase charges.

Flip Analysis

The latest same-road completed sale supports a potential £345,000 resale benchmark, but the subject requires modernisation and no works budget, selling costs or buyer fees are supplied. A reliable flip surplus and maximum bid cannot therefore be calculated.

Investor Risks & Due Diligence

• The property is described as needing modernisation, but the extent and cost of works are unknown.

• The £345,000 comparable may differ in condition or specification from the subject property.

• The £2,275 pcm figure is an advertised asking rent, not an achieved or passing rent.

• The buyer fee is unspecified and VAT may apply to the sale price.

• Seller's charges may apply under the Special Conditions of Sale.

• EPC rating E may indicate a need for energy-efficiency improvements, but no specific requirements or costs are supplied.

Recommendation

Investigate as a potential BTL or BRRR project, subject to a full inspection, verified refurbishment quotation, confirmation of buyer/VAT charges and validation that the advertised rent is achievable. Do not bid on the GDV evidence alone.

Strategy Rating

Analysis Confidence

There is useful same-road sold-price evidence and one advertised rental, but no quantified works, buyer fees, condition detail, council tax, finance costs or achieved rental evidence.