45 Falstaff Road, Coventry, West Midlands, CV4 9RX

Description

A ground floor flat forming part of a three-storey purpose built development and providing well laid out accommodation, benefitting from gas fired central heating (not tested and some radiators removed from walls for redecoration), UPVC double glazed windows, two bedrooms, security door entry system but requiring some modernisiation and upgrading . The property is set within communal lawned gardens in a cul de sac which leads off the main section of Falstaff Road and which leads via Bushbury Avenue and Tile Hill Lane (B4101) off Fletchamstead Highway (A45). The property forms part of an established and popular residential area located approximately 3 miles west of Coventry City Centre and within less than a mile from open countryside located to the east.

Accommodation

Ground Floor: Communal Entrance, Flat Entrance Hall, Store Room: 1.55m x 0.97m, Lounge: 4.83m x 3.82m, Kitchen: 3.78m x 2.57m, Inner Hall, Bedroom One: 4.19m x 3.12m, Bedroom Two: 3.48m x 2.85m, Bathroom: 2.54m x 1.83m with panel bath with shower over, wash basin and wc.

Location

45 Falstaff Road, Coventry, West Midlands, CV4 9RX. The Cottons particulars describe the property as being within an established local residential/commercial area with access to nearby shops, amenities and transport links.

Key Investment Considerations

• Guide Price: £70,000+

• Tenure: Leasehold

• Condition: Updating required

• Preferred strategy: Buy-to-Let / Light Refurbishment

Investment Analysis

Investment Snapshot

Strategy Recommendation

Preferred strategy: Buy-to-Let / Light Refurbishment. This is based on the Cottons property description, current condition, tenure and the guide price. It should be tested against the legal pack, inspection, finance and local market evidence before bidding.

Works Required

• Reinstate/inspect radiators

• Kitchen/bathroom updating

• Decoration and flooring

• Lease/service-charge review

• Gas/electrical compliance

HB initial works allowance: £10,000–£15,000. This is an investment-feasibility allowance, not a contractor quotation.

Rental & Market Context

No current rent is stated in the Cottons particulars. For initial appraisal only, HB estimates market rent at approximately £850–£950 per month (£10,200–£11,400 per annum). This is an indicative market assumption, not an auctioneer-stated figure, and should be checked against current local lettings before bidding.

GDV / Resale Analysis

HB's indicative post-works / stabilised value range is £125,000–£145,000. This is an appraisal estimate only, not a RICS valuation. Confirm the figure using recent genuinely comparable sold evidence, adjusting for property type, condition, tenure, floor area, plot and any planning potential.

Properties Sold Within Approx. 5 Miles

Specific sold transactions are not contained in the supplied Cottons scrape, so no unverified addresses or sold prices have been inserted. Before bidding, verify recent Land Registry sales for closely comparable properties in the same postcode and surrounding area.

Potential BRRR Position

Using a middle-case appraisal of £70,000 purchase plus approximately £12,500 works gives an indicative project cost of about £82,500 before SDLT, legal, finance and auction charges. At the midpoint HB indicative value of £135,000, a purely illustrative 75% refinance would be about £101,250. That would leave approximately £0 of purchase/works capital in the project before acquisition and finance costs. Lender valuation and rental stress testing will determine the actual refinance position.

Flip Analysis

A midpoint resale appraisal of £135,000 less the £70,000 guide and midpoint works allowance of £12,500 gives an indicative gross spread of about £52,500 before SDLT, auction fees, legal costs, finance, utilities, insurance, holding costs, selling fees and contingency. This gross spread is not profit and should only be used as an initial feasibility check.

Investor Risks & Due Diligence

• Review the full Cottons legal pack, title and special conditions before bidding

• Confirm buyer's premium / administration charges and completion timetable

• Obtain an appropriate structural or condition survey

• Verify refurbishment quotations and contingency before setting a maximum bid

• Verify current local rental evidence and recent sold comparables

• Confirm lender requirements, valuation assumptions and exit finance

• Confirm lease length, ground rent, service charge, major works and lender acceptability

Recommendation

Initial recommendation: Buy-to-Let / Light Refurbishment. The guide price may offer scope for value creation, but the investment case should only proceed if the legal pack, condition, rental evidence, finance and exit value all support the proposed maximum bid.

Strategy Rating

BRRR: ★★★★☆ | Buy-to-Let: ★★★★☆ | Flip: ★★★☆☆