402 St Peters House, Princes Street, Doncaster, South Yorkshire, DN1 3NJ

Description

A Fourth Floor One Bedroom Flat Subject to a Periodic Tenancy Producing £7,800 Per Annum

Accommodation

Fourth Floor: Reception Room with Open-Plan Kitchen, Bedroom, Bathroom.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Hexthrope Park are within easy reach. Transport links are provided by Doncaster rail station.

Tenure / Property Information

Investment Analysis

Sold evidence for flats at St Peters House ranges from £61,560 to £105,600, with a median of £85,900. These sales completed in 2019–2020 and the evidence does not confirm that they are the same unit, so the valuation range is indicative only. Base GDV uses the median sale price.

Investment Snapshot

Strategy Recommendation

Prioritise income-led BTL, subject to verifying the tenancy, rent payments, service charge, lease terms and legal-pack disbursements. The headline yield is attractive, but the valuation and net return require due diligence.

Works Required

No physical defects or refurbishment requirements are evidenced. Allow for inspection, review of the periodic tenancy, lease and legal pack, with any works dependent on findings.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £85,900 base GDV, 75% refinance is approximately £64,425. Against the £33,800 guide plus stated administration charge, this indicates a notional £30,625 surplus before finance, tax, lender costs and other completion costs. Actual refinancing is uncertain because lender treatment of the periodic tenancy, leasehold costs and property condition is not evidenced.

Buy-to-Let Analysis

The property is stated to produce £7,800 per annum, equivalent to £650 pcm. On the £32,000 guide this is a headline gross yield of 24.38%, reducing to 23.08% after the stated £1,800 administration charge. This is based on passing rent, not market rent, and excludes service charges, management, maintenance, voids, finance, tax and any disbursements.

Flip Analysis

The base GDV is £85,900 against an assumed acquisition and known administration cost of £33,800, before selling costs, finance, tax, legal costs and any works. A reliable flip surplus cannot be calculated because no selling allowance, refurbishment budget or complete cost schedule is supplied.

Investor Risks & Due Diligence

• Periodic tenancy terms, rent payment history and possession position require verification.

• No external rental comparables or auctioneer rent estimate are available; £650 pcm is the stated passing-rent equivalent only.

• The sold comparables are from 2019–2020, show a wide price range and are not confirmed as the same flat.

• Leasehold service charges, ground rent, reserve funds and other lease obligations are not supplied.

• EPC, council tax, parking, heating and property condition information are unavailable.

• Additional legal-pack disbursements may become payable on completion.

• Refinance proceeds are not guaranteed and depend on lender valuation, leasehold criteria and tenancy treatment.

Recommendation

Prioritise income-led BTL, subject to verifying the tenancy, rent payments, service charge, lease terms and legal-pack disbursements. The headline yield is attractive, but the valuation and net return require due diligence.

Strategy Rating

Analysis Confidence

Passing rent, lease length, guide price, administration charge and several same-building sold comparables are supplied. However, exact comparable-unit matching, current market rent, service charges, condition, EPC, buyer costs, disbursements and finance terms are unavailable.