42 Crumpsall Lane, Manchester, Lancashire, M8 5FB

Description

A Vacant Sixteen Room End of Terrace Building in Need of Refurbishment. Potential for Development (Subject to Obtaining all Relevant Consents)

Accommodation

Lower Ground Floor: Three Rooms. Ground Floor: Five Rooms. First Floor: Four Rooms. Second Floor: Four Rooms.

Location

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

Tenure / Property Information

Investment Analysis

Land Registry evidence shows 42 Crumpsall Lane sold for £207,500 in 2019 and £260,000 in 2021. A different nearby property, 38 Crumpsall Lane, sold for £405,000 in 2022. These sales provide a wide and imperfect value range because the properties, dates and condition are not fully comparable. An indicative HB scenario range of £260,000–£405,000 is used, with a £332,500 base case; this is not a formal GDV or valuation and does not specifically evidence post-refurbishment value.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence alone. Obtain the legal pack, detailed refurbishment and compliance costs, planning/building-control advice for any proposed development, and a properly supported end-value and rental appraisal before considering a refurbishment-led resale or investment strategy.

Works Required

Refurbishment is required based on the auction description and current EPC G rating. The exact works, costs and specification are not supplied. Any development or reconfiguration would be subject to obtaining all relevant consents.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR appraisal cannot be completed reliably without a refurbishment budget, supported rental evidence, finance assumptions and a more certain post-works valuation. At the £320,000 guide plus the £1,800 administration charge, the purchase already exceeds the low historic same-property evidence before refurbishment or other costs. A 75% refinance against the indicative £332,500 base scenario would be £249,375, but cash requirements cannot be calculated without total project costs.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. The property is vacant, requires refurbishment and has an EPC rating of G. The £1,800 administration charge is known, but refurbishment, finance, compliance and other possible completion costs are not.

Flip Analysis

The indicative evidence-based value scenarios are £260,000 low, £332,500 base and £405,000 high. No refurbishment budget, selling allowance or full acquisition-cost schedule is supplied, so flip surplus cannot be calculated. The guide price leaves limited apparent margin against the base scenario before works and selling costs.

Investor Risks & Due Diligence

• Current EPC rating G and stated need for refurbishment.

• Sixteen-room accommodation and potential development may require significant design, compliance and consent work.

• Any development potential is expressly subject to obtaining all relevant consents.

• No sufficiently specific rental evidence is available, preventing a reliable BTL yield assessment.

• Possible disbursements, search fees, seller-cost reimbursement, legal fees and transfer fees may be payable in addition to the purchase price.

• The available sales evidence is limited and materially divergent, creating substantial valuation uncertainty.

• The £320,000 guide is above the £260,000 2021 sale price for the same address before refurbishment and other costs.

Recommendation

Do not bid on the current evidence alone. Obtain the legal pack, detailed refurbishment and compliance costs, planning/building-control advice for any proposed development, and a properly supported end-value and rental appraisal before considering a refurbishment-led resale or investment strategy.

Strategy Rating

Analysis Confidence

There are several completed sales and clear tenure, occupancy and condition indicators, but the comparables are limited, one is a different property, no rental evidence is available, and refurbishment, development, legal and selling costs are unsupported.