422, Camp Street, SALFORD, Lancashire, M7 1ZN

Description

Leasehold seventh floor flat

Accommodation

Principal bedroom with en-suite, one further bedroom, reception room open plan to kitchen, bathroom/wc. Outside: Balcony, allocated parking.

Location

The property is located on Camp Street. Shopping amenities are available locally within Salford with a more comprehensive range of shops, bars and restaurants found within Manchester City Centre lying to the south. Public transport links are available at Salford Crescent Train Station located to the south west and at Salford Central Train Station lying to the south along with a network of local bus services serving the surrounding areas. The property is served by road links including the A5066 and the A56 located to the east. Recreational pursuits are available at Albert Park lying to the north.

Tenure / Property Information

Investment Analysis

Same-street leasehold flat sales range from £84,000 to £135,000: £112,500 on 29 May 2026, £130,750 on 22 August 2025, £135,000 on 18 September 2025 and £84,000 on 15 August 2025. As bedroom count, size, condition and lease terms for the comparables are not supplied, £112,500 is used as a conservative base GDV, with £84,000–£135,000 as an evidence-based comparable range rather than a formal valuation.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence. Obtain the full lease and special conditions, confirm all completion charges and inspect condition before considering the property; the supplied rent does not provide a compelling risk-adjusted BTL case at the guide.

Works Required

No physical defects or refurbishment requirements are evidenced. Before bidding, inspect the flat and verify the lease, service charge, ground rent, ground-rent review provisions and any restrictions affecting the flat, balcony or allocated parking.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £100,000 guide, the known £1,800 contract documentation fee takes the purchase figure to £101,800 before any works, seller fees or lease-related costs. A 75% refinance of the £112,500 base GDV would be £84,375, but total project cost and cash left in cannot be calculated because refurbishment, lease costs and other completion charges are unknown.

Buy-to-Let Analysis

The only rental evidence is an advertised £450 pcm asking rent, equating to £5,400 annually and 5.4% gross on the £100,000 guide before service charge, ground rent, management, maintenance, finance and tax. The rent is not an achieved or auctioneer-supported rent, and lease costs are unknown, so net returns and a reliable BTL assessment cannot be established.

Flip Analysis

The evidence supports a broad comparable GDV range of £84,000–£135,000, with £112,500 used as base GDV. A flip surplus cannot be calculated because works, seller fees, lease-related costs and selling costs are not supplied. The £1,800 buyer documentation fee alone means the guide is not the full acquisition cost.

Investor Risks & Due Diligence

• Lease length, annual service charge, ground rent and review provisions are outstanding.

• The £450 pcm figure is an advertised asking rent, not achieved rent or passing rent.

• The comparable sales vary materially from £84,000 to £135,000 and lack supplied bedroom, size, condition and lease details.

• The £1,800 contract documentation fee is payable, while additional seller fees may also apply under the special conditions.

• Refurbishment and selling costs are unknown, preventing a reliable maximum bid or flip-surplus calculation.

Recommendation

Do not bid on the current evidence. Obtain the full lease and special conditions, confirm all completion charges and inspect condition before considering the property; the supplied rent does not provide a compelling risk-adjusted BTL case at the guide.

Strategy Rating

Analysis Confidence

There are several same-street completed sales and one advertised rent, but the subject size, condition, lease length, service charge, ground rent, review terms, occupancy and full acquisition costs are unknown.