41 Glenfield Road, Nelson, Lancashire

Description

Tenanted two bed end terraced house, let at £599.73 pcm (£7,196.80 pa). Not yet inspected by Auction House, however understood to be a tenanted two bed end terrace house. Garden fronted end facing terrace property with yard to side. Property is 75m² as taken from EPC.

Accommodation

Entrance hall, lounge, kitchen, first floor bedroom and bathroom, and attic bedroom two. Outside: garden forecourt and yard to front and side.

Location

Nelson, Lancashire

Tenure / Property Information

Tenure	Leasehold
Lease	Long leasehold; title number LA863101; 999-year lease from 1 May 1913; ground rent £1.7s.0d; service charge: £
Occupancy	Tenanted
EPC	Current Rating E
Council Tax	Band A
Heating	Gas central heating

Investment Analysis

The strongest directly comparable evidence is on Glenfield Road: £82,000 in September 2024, £86,000 in May 2025 and £100,100 in February 2026. The £164,000 sale in 2022 is a substantial outlier and has not been relied upon for the base case. Given the subject is a 75m² two-bedroom end terrace, a cautious base GDV of £86,000 is used, with an evidence-based scenario range of £82,000 to £100,100. The subject has not been inspected, so condition could materially affect value and strategy.

Investment Snapshot

Guide Price	£62,000 (plus fees)
HB Estimated GDV	£86,000
Estimated Monthly Rent	£600 pcm
Estimated Annual Rent	£7,197 pa
Gross Yield on Guide	11.6%

Strategy Recommendation

Consider as a tenanted BTL only after verifying the tenancy, rent, legal title and property condition. Do not rely on a BRRRR or flip strategy unless inspection and cost evidence materially improve.

Works Required

No refurbishment works can be supported from the evidence because the property has not been inspected. Allowance should be made only after reviewing the legal pack, tenancy information and an inspection. The EPC is currently rated E.

Rental & Market Context

HB Estimated Market Rent

£600 pcm

Houses to rent in Briercliffe, BB10, Lancashire — 2 bed — — Advertised asking rent

£304 pcm

Sold Comparables

The following completed sales were identified within approximately 5 miles:

32, Glenfield Road, Nelson, Pendle, Bb9 8ap 2026-02-20 · Terraced · Leasehold	£100,100
46, Glenfield Road, Nelson, Pendle, Bb9 8ap 2025-05-29 · Terraced · Leasehold	£86,000
34, Glenfield Road, Nelson, Pendle, Bb9 8ap 2024-09-25 · Terraced · Leasehold	£82,000
48, Glenfield Road, Nelson, Pendle, Bb9 8ap 2023-09-26 · Terraced · Leasehold	£81,000
39, Glenfield Road, Nelson, Pendle, Bb9 8ap 2022-08-05 · Terraced · Leasehold	£164,000

Potential BRRR Position

Base GDV	£86,000
75% Refinance	£64,500

Using the £86,000 base GDV, 75% refinancing equates to £64,500. The purchase price plus the known 2.75% administration charge is approximately £63,705, leaving only approximately £795 before any refurbishment, legal-pack disbursements, finance, tax or other costs. Because the property has not been inspected and no works allowance is supported, a reliable BRRRR cash-out calculation cannot be established.

Buy-to-Let Analysis

The reported passing rent is £599.73 pcm, or £7,196.80 annually, producing an estimated gross yield of 11.61% against the £62,000 guide price. The yield appears attractive before finance, maintenance, management, vacancy, insurance, tax and auction-related costs. The supplied £304 pcm listing is an asking rent for a different area and is not suitable for valuing this property's rent. Tenancy terms, payment history and compliance information require verification.

Flip Analysis

A cautious base GDV of £86,000 is supported by nearby completed sales, but no refurbishment budget, selling allowance or full project-cost figure is evidenced. A reliable flip surplus therefore cannot be calculated. The apparent gross margin over the guide price is not sufficient evidence of a profitable flip once unknown works and selling costs are considered.

Investor Risks & Due Diligence

• Property has not been inspected by the auctioneer, so condition and required works are unknown.

• The leasehold service-charge field is blank and legal-pack disbursements are not quantified.

• The property is tenanted, but tenancy terms, rent-payment history and compliance information are not supplied.

• EPC rating is E.

• Comparable sales show a wide range, including a significant £164,000 outlier.

• The calculated rent yield excludes finance, maintenance, management, vacancy, insurance, tax and other ownership costs.

Recommendation

Consider as a tenanted BTL only after verifying the tenancy, rent, legal title and property condition. Do not rely on a BRRRR or flip strategy unless inspection and cost evidence materially improve.

Strategy Rating

HB Rating

★★★☆☆

Analysis Confidence

Confidence

Medium

There is useful same-road completed-sale and passing-rent evidence, but the property has not been inspected, the comparables lack detailed specification, tenancy details are limited, and works, disbursements and service-charge information are incomplete.