44 Outgang Road, Aspatria, Wigton, Cumbria

Description

A freehold mid terraced house in need of modernisation situated in this small town with easy access to Carlisle, West Cumbria, the Solway coast and the Lake District National Park. A good investment property offering scope for improvement and comprising hall, two reception rooms, kitchen, utility, WC, two bedrooms, bathroom and attic room. Please note this property carries a 14 day completion.

Accommodation

Ground Floor: Hall; Sitting Room 11'6 x 11'; Living Room 17'3 x 13'; Kitchen 10'3 x 8'6; Utility Room 5'9 x 5'9; WC. First Floor: Front Bedroom 11' x 10'3; Rear Bedroom 13' x 8'3; Bathroom 9'6 x 7'3; Attic Room 16' x 11'3 max. Outside: Front garden and rear yard.

Location

Situated in Aspatria, a small town with easy access to Carlisle, West Cumbria, the Solway coast and the Lake District National Park. what3words location ///pouch.meanders.book

Tenure / Property Information

Investment Analysis

Recent same-road completed sales range from £70,000 to £82,500, with the latest supplied sale at £70,000 in September 2025. A base GDV of £80,000 is a reasonable evidence-led estimate subject to the property's modernisation requirement; £70,000 and £82,500 are used as low and high scenarios. No refurbishment quotation, rental evidence or formal valuation is supplied.

Investment Snapshot

Strategy Recommendation

Conditional refurbishment-led resale or hold only after an inspection, works quotation, rental assessment and review of the Special Conditions. Do not rely on the guide-to-GDV spread alone.

Works Required

Modernisation of the house as required, based only on the auction description. The scope and cost of works cannot be established from the supplied evidence and should be confirmed by inspection and contractor quotations.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £55,000 guide, the known buyer premium and minimum administration charge add £3,000 before any unknown works, legal, search, seller-cost or transfer charges. A 75% refinance against the £80,000 base GDV would be £60,000, but cash left in cannot be calculated without a supported works budget and full project costs.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is provided. The property is described as needing modernisation, and refurbishment costs are also unknown. Further inspection and local rental evidence are required.

Flip Analysis

The supplied completed sales support a base resale value of approximately £80,000, with a £70,000–£82,500 evidence range. A flip surplus cannot be calculated because refurbishment costs, potentially applicable additional auction charges and selling costs are not supplied. The apparent gross margin before these costs is not a reliable profit measure.

Investor Risks & Due Diligence

• The property is stated to need modernisation, but the extent and cost of works are unknown.

• No sufficiently specific rental evidence is available, so BTL yield cannot be assessed.

• Special Conditions may impose additional search, seller, legal or transfer charges that are not quantified.

• The 14-day completion requirement may create funding and due-diligence pressure.

• The guide price is not a valuation and the property may sell above guide.

• The attic room is described as accommodation, but no evidence confirms its regulatory or bedroom status.

Recommendation

Conditional refurbishment-led resale or hold only after an inspection, works quotation, rental assessment and review of the Special Conditions. Do not rely on the guide-to-GDV spread alone.

Strategy Rating

Analysis Confidence

There are several relevant same-road completed sales and clear tenure/property information, but no supported refurbishment budget, rental evidence, full auction costs or detailed condition assessment.