41 Gargrave Avenue, Bolton

Description

An End of Terrace House requiring modernisation with accommodation arranged on Two Floors.

Accommodation

First Floor: Bedroom (One), Bedroom (Two), Bedroom (Three), Bathroom, Separate WC. Ground Floor: Entrance Hall, Through Reception Room, Kitchen. Front Garden. Garden at Rear.

Location

Situated on Gargrave Avenue, close to local shopping facilities and a short drive from the amenities available in Bolton Town Centre including Bolton Train Station. Moss Bank Park is also nearby.

Tenure / Property Information

Investment Analysis

The strongest evidence is the £160,000 completed sale of 43 Gargrave Avenue in October 2024. Older same-road sales range from £71,000 to £115,000, but differences in condition, specification and market timing are not supplied. A cautious evidence-based GDV range is £115,000–£160,000, with £160,000 used as the base case because it is the most recent comparable.

Investment Snapshot

Strategy Recommendation

Proceed only subject to a pre-bid inspection and firm refurbishment quotation. The property may suit a refurbishment-led flip or refinance, but the unknown works budget prevents a dependable maximum bid or return calculation.

Works Required

Modernisation is required, but the supplied evidence does not identify specific defects or scope. Obtain a full inspection and price only confirmed works, potentially including updating the kitchen, bathroom/WC, decoration and finishes where required.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £50,000 guide plus the £1,500 buyer premium, the purchase entry price is low relative to the £160,000 base GDV evidence. However, refurbishment cost and other completion costs are unknown. A 75% refinance of the base GDV would be £120,000, but cash left in cannot be calculated until works and total costs are established.

Buy-to-Let Analysis

The single rental listing indicates an advertised asking rent of £1,150 pcm, equivalent to £13,800 annually. This produces 27.6% gross yield against the £50,000 guide only, before the £1,500 buyer premium, refurbishment, finance, voids, management and other costs. Achieved rent and total project cost are not evidenced, so an all-in BTL yield cannot be established.

Flip Analysis

The base resale evidence is £160,000, with an older same-road sale at £115,000. A flip surplus cannot be calculated because the modernisation budget, seller costs and other project costs are unsupported. The apparent margin is therefore not reliable without a survey and detailed schedule of works.

Investor Risks & Due Diligence

• The house requires modernisation, but the extent and cost of works are not supplied.

• The £1,150 pcm figure is an advertised asking rent, not an achieved or passing rent.

• Comparable sale prices vary materially and may reflect different condition or specification.

• Seller's additional fees may apply under the special conditions, but amounts are unknown.

• No parking or heating information is supplied.

• The 10% deposit requirement, subject to a £5,000 minimum, must be funded within the stated deadline.

Recommendation

Proceed only subject to a pre-bid inspection and firm refurbishment quotation. The property may suit a refurbishment-led flip or refinance, but the unknown works budget prevents a dependable maximum bid or return calculation.

Strategy Rating

Analysis Confidence

There are several same-road completed sales, one rental asking-rent listing and a stated buyer premium, but no condition survey, refurbishment quotation, achieved rent, selling costs or complete fee schedule.