455 West Bromwich Road, Walsall, West Midlands WS5 4PR

Description

Residential for Improvement. Situated in a popular and much sought after residential area with good public transport services including access to the Midlands motorway network and Tamebridge Railway Station, this traditionally styled semi detached property is accessed via a service road and is set back behind a foregarden with off street parking, whilst to the rear is a good sized rear garden. The property is in need of improvement and modernisation (there is currently no kitchen) but lends itself to redevelopment and extension at both ground and first floor levels to the side and rear subject to Planning.

Accommodation

Ground Floor: Enclosed Porch; Entrance Hall; Open Plan Lounge Dining Room; Lounge 3.6m x 3.2m; Dining Area 4.2m x 3.1m; Kitchen (not fitted) maximum 4.4m x 3.2m with walk-in pantry; Utility Room 2.3m x 1.67m; Garage 5.3m x 3.4m with new electric roller garage door. First Floor: Landing; Bedroom One (rear) 4.2m x 3.1m; Bedroom Two (front) 3.2m x 3.2m with bay window; Bedroom Three (front) 2.7m x 2.56m max; Bathroom 2.5m x 1.66m. Outside: foregarden, driveway with off-street parking, and good-size private rear garden.

Location

Situated in a popular and much sought after residential area with good public transport services including access to the Midlands motorway network and Tamebridge Railway Station.

Tenure / Property Information

• Tenure: Freehold
• EPC: Current Rating TBC
• Parking: Driveway with off street parking; garage.
• Services: Interested parties are requested to make their own enquiries to the relevant authorities as to the availability of services.

Investment Analysis

The strongest evidence is the completed sale of the adjoining 457 West Bromwich Road at £260,000 in June 2023. Older same-road sales range from £191,999 to £230,000. A base GDV of £260,000 is used as an evidence-led proxy, subject to the unknown condition and the cost of reinstating a kitchen and modernising the property. This is not a formal valuation.

Investment Snapshot

HB Base GDV: £260,000

Monthly Rent: £1,138 pcm

Annual Income: £13,656

75% Refinance on Base GDV: £195,000

Market Comparables

Recent HM Land Registry sold evidence

• 1. 457, WEST BROMWICH ROAD, WALSALL, WALSALL, WS5 4PR — £260,000 — 2023-06-30 — Semi-Detached — Freehold
• 2. 449, WEST BROMWICH ROAD, WALSALL, WALSALL, WS5 4PR — £195,000 — 2018-03-05 — Semi-Detached — Freehold
• 3. 459, WEST BROMWICH ROAD, WALSALL, WALSALL, WS5 4PR — £230,000 — 2017-09-29 — Semi-Detached — Freehold
• 4. 461, WEST BROMWICH ROAD, WALSALL, WALSALL, WS5 4PR — £191,999 — 2017-07-19 — Semi-Detached — Freehold
• 5. 435, WEST BROMWICH ROAD, WALSALL, WALSALL, WS5 4PR — £170,000 — 2009-12-07 — Semi-Detached — Freehold

Proposed Works

Install a kitchen, complete general improvement and modernisation works supported by the description, and assess the proposed ground- and first-floor side/rear extensions. Any extension remains subject to planning. The new electric roller garage door is already noted.

Rental Value

• 1. 3 Bedroom houses to rent in Walsall, West Midlands — 3 bed — £1,138 pcm — Advertised asking rent
• 2. 3 Bedroom houses to rent in Oldbury, West Midlands — 3 bed — £450 pcm — Advertised asking rent

HB Estimated Rent: £1,138 pcm

Low / Base / High Investment Scenario

LOW SCENARIO
HB GDV: £230,000

BASE SCENARIO
HB GDV: £260,000

HIGH SCENARIO
HB GDV: £260,000

BTL Analysis

Monthly / Annual Rent: £1,138 pcm / £13,656 pa

The only directly relevant rental evidence is an advertised asking rent of £1,138 pcm for a three-bedroom house in Walsall, equivalent to £13,656 annually. This is not an achieved rent. Yield cannot be established because there is no guide price or purchase figure, and refurbishment costs are unavailable. Buyer premium, VAT and the £2,040 administration charge would also affect total acquisition cost.

BRRR Analysis

Base GDV: £260,000

75% Refinance: £195,000

At the evidence-led £260,000 GDV, 75% refinance is £195,000. A BRRR assessment cannot be completed because the purchase price, refurbishment allowance and other completion costs are not supplied. The absence of a fitted kitchen is a material cost uncertainty.

Flip Analysis

Base GDV: £260,000

The adjoining 2023 completed sale supports a £260,000 resale-value proxy, with £230,000 supported by an older same-road sale as a lower scenario. A flip surplus cannot be calculated because the purchase price, works cost and selling allowance are unavailable.

Strategy Recommendation

Proceed only after reviewing the legal pack, confirming the purchase price and obtaining refurbishment quotations. The property may suit a modernisation-led resale or hold, but neither strategy can be underwritten reliably from the supplied evidence.

Strategy Rating

★★★☆☆

Key Risks

• No guide price or purchase price is supplied, so maximum bid and acquisition-cost calculations cannot be established.
• The property has no fitted kitchen and requires improvement and modernisation; refurbishment costs are unknown.
• Potential side and rear extensions are subject to planning and cannot be assumed.
• The rental figure is an advertised asking rent rather than an achieved rent.
• Buyer premium, VAT, administration charge and any legal-pack disbursements increase total costs.
• The principal comparable is a nearby completed sale, but its condition and specification are not supplied.

Analysis Confidence

Low-Medium

There is useful same-road sold-price evidence and one relevant rental listing, but no guide price, condition survey, EPC, council tax, refurbishment budget, legal-pack costs or confirmed planning position.