45 Spooner Road, Broomhill, Sheffield, Sheffield

Description

Located in this highly regarded residential suburb towards the South West of Sheffield is this well-proportioned four bedroomed end of terraced home. The house requires a scheme of refurbishment, updating and modernisation but offers plenty of scope. The property is a former let property but is now available with vacant possession and will appeal to investors, property professionals and residential buyers looking for a renovation project. No.45 has sealed unit double glazing, gas central heating, an off shot layout, extends over the passageway and also has a rear garden. Original style features such as doors, floors and fireplaces remain to some of the rooms.

Accommodation

Ground Floor: Lounge; Dining Room with access to cellars; Off shot kitchen. First Floor: Landing; Bedroom one; Bedroom two; Bathroom/W.C with white suite. Second Floor: Lobby; Attic bedroom three; Attic bedroom four. Outside: Front forecourt garden; rear garden with patio, lawn and flowerbeds; access to a shared outhouse for storage.

Location

Broomhill is a sought after area, close to teaching hospitals and the University, features a wide variety of pubs, restaurants and shops, excellent road and bus links and close to a number of well regarded private and state schools.

Tenure / Property Information

Investment Analysis

Same-road completed sales range from £205,000 to £410,000. The most recent evidence is £300,000 for 61 Spooner Road on 10 July 2026 and £410,000 for 71 Spooner Road on 2 April 2026. A base GDV of £300,000 is used as a cautious evidence-led estimate, but the comparables do not provide bedroom, condition or specification details and the subject's tenure is unspecified. The £252,500 to £410,000 range reflects the available completed-sale evidence rather than a formal valuation. The £200,000 guide plus the 1.8% buyer premium would equal £203,600 before refurbishment and other costs.

Investment Snapshot

Strategy Recommendation

Proceed only subject to inspection, tenure and special-conditions review, plus a fully costed refurbishment plan. The evidence is more suitable for a refurbishment-and-resale assessment than BTL because rent evidence is absent, but no strategy should be committed to at the guide without verified works costs.

Works Required

Refurbishment, updating and modernisation are required, as stated in the particulars. Scope should be confirmed by inspection and may include treatment of the kitchen, bathroom, finishes and retained original features, but no specific defects or quantified works are evidenced.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR strategy may be possible if refurbishment creates a value near the supported GDV range, but works costs, achievable rent, finance costs and refinance terms are unavailable. At the £300,000 base GDV, 75% of GDV is £225,000; this cannot be compared with total project cost because the refurbishment allowance and other project costs are unsupported.

Buy-to-Let Analysis

BTL assessment cannot be completed because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. The property is vacant and requires refurbishment, so achievable rent and operating costs also remain unquantified.

Flip Analysis

The available same-road sales support a potential resale value around £300,000, with recorded evidence ranging from £252,500 to £410,000. A flip surplus cannot be calculated because no refurbishment budget, finance costs or supported selling allowance is supplied. The guide price alone is not sufficient to establish a viable margin.

Investor Risks & Due Diligence

• Refurbishment scope and cost are unquantified.

• No sufficiently specific rental evidence is available.

• Comparable sales have no supplied bedroom, condition or specification details.

• Subject tenure is not supplied, while the listed comparables are leasehold.

• Buyer premium is payable and additional special-condition fees may apply but are not supplied.

• Permit-scheme parking and shared outhouse arrangements may require further legal and practical review.

• The guide price is not a guaranteed purchase price and the final auction price may be higher.

Recommendation

Proceed only subject to inspection, tenure and special-conditions review, plus a fully costed refurbishment plan. The evidence is more suitable for a refurbishment-and-resale assessment than BTL because rent evidence is absent, but no strategy should be committed to at the guide without verified works costs.

Strategy Rating

Analysis Confidence

There are several recent completed same-road sales and a clear description of vacancy and refurbishment need, but bedroom/condition details for comparables, subject tenure, rental evidence, refurbishment costs, finance costs and selling costs are missing.