44 Lime Grove, Lytham St. Annes, Lancashire

Description

The property comprises of hallway, kitchen, living room, dining room, conservatory, ground floor wc, three bedrooms and a bathroom. Externally there is off street parking to the front and a generous rear garden. The property is located in a sought after residential area close to schools and shops.

Accommodation

Hallway, kitchen, living room, dining room, conservatory, ground floor WC, three bedrooms and a bathroom.

Location

Located in a sought after residential area close to schools and shops.

Tenure / Property Information

Investment Analysis

The strongest evidence is the £240,000 sale of nearby 52 Lime Grove in December 2024. The subject property itself sold for £177,000 in May 2019, while 51 Lime Grove sold for £170,000 in August 2021. A base GDV of £240,000 is used, but the evidence is limited to nearby and historic comparables with no condition or specification details.

Investment Snapshot

Strategy Recommendation

Potentially suitable for a BTL or BRRR approach at or near the guide, subject to inspection, legal-pack review and validation of the property-specific achievable rent. Do not rely on the apparent margin without confirming condition and all auction costs.

Works Required

No specific refurbishment works are evidenced. Inspect the kitchen, bathroom, conservatory, decoration, services, roof and external areas before bidding; no works allowance has been included because none is supported by the evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £240,000 base GDV, a 75% refinance is £180,000. Against the £154,125 purchase-plus-known-admin-cost figure, this indicates approximately £25,875 cash released before finance, tax, refurbishment and other auction costs. No refurbishment allowance is supported, so the apparent result should not be treated as a firm BRRR projection.

Buy-to-Let Analysis

At the £150,000 guide, the supplied £1,350 pcm Lytham asking rent implies £16,200 annual rent and a 10.80% gross yield before costs. Including the known £4,125 auction administration charge, the yield is approximately 10.51%. The rent is a general advertised asking rent rather than a property-specific achieved rent, and no allowance is made for finance, maintenance, voids, management, tax or unknown legal/disbursement costs.

Flip Analysis

The guide price plus the known administration charge is £154,125 before refurbishment, selling, legal, finance, tax and other auction costs. The base GDV indicates a gross pre-cost spread of £85,875, but a reliable flip surplus cannot be calculated because refurbishment and selling allowances are not evidenced.

Investor Risks & Due Diligence

• Property condition and any required refurbishment are not evidenced.

• The £1,350 pcm figure is a general advertised asking rent, not an achieved rent for this property.

• Additional auction disbursements, legal fees, searches, transfer fees and other charges may apply.

• The GDV relies primarily on one nearby December 2024 sale and has no condition-adjustment evidence.

• Occupancy status is not supplied.

Recommendation

Potentially suitable for a BTL or BRRR approach at or near the guide, subject to inspection, legal-pack review and validation of the property-specific achievable rent. Do not rely on the apparent margin without confirming condition and all auction costs.

Strategy Rating

Analysis Confidence

There is useful same-street sales evidence and one rental asking-rent reference, but no condition report, property-specific rent, occupancy information, refurbishment costs, selling costs or complete auction-fee schedule.