47 Ash Road, Dane Bank, Denton, Manchester, M34 2WE

Description

Two-bedroom mid-terraced property requiring full refurbishment throughout. The property has scope to be comprehensively modernised and includes front and rear yards with scope for improvement. To be sold by online auction on 21st-22nd October 2026 unless sold prior under auction terms. Virtual viewing available.

Accommodation

Ground floor: two separate reception rooms and a kitchen. First floor: two double bedrooms and a bathroom. Externally: front and rear yards.

Location

The surrounding area offers access to everyday shops and services, including Denton West End Primary School. Nearby Debdale Park provides green space and recreational facilities, including tennis courts and a children's play area. Reddish North railway station offers connections to Manchester Piccadilly.

Tenure / Property Information

Investment Analysis

Five same-road completed sales range from £162,500 to £216,000. The simple average is £197,900, used as the base GDV. The two most recent comparables (£216,000 and £215,000) support the upper end, while the £162,500 sale supports a materially lower scenario. Comparable condition and specification are not supplied, so this is an indicative evidence-based range only.

Investment Snapshot

Strategy Recommendation

Conditional refurbishment-led BRRR or resale. The guide-to-comparable-value spread is attractive, but bidding should remain subject to a verified refurbishment quotation and confirmation of auction and project costs.

Works Required

Full refurbishment and comprehensive modernisation are stated as required. Works should cover the existing two reception rooms, kitchen, two bedrooms and bathroom, plus improvement of the front and rear yards. No specific defects or costed scope are supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

The guide is substantially below the £197,900 base GDV indication, and 75% of base GDV is approximately £148,425. However, the full refurbishment cost, purchase costs and finance costs are unavailable, so total project cost and cash left in after refinancing cannot be calculated. BRRR viability is therefore conditional on obtaining a detailed refurbishment budget.

Buy-to-Let Analysis

Using the advertised asking rent of £900 pcm, annual gross rent is £10,800 and gross yield on the £105,000 guide is approximately 10.29%. The auctioneer's £1,200 pcm estimate implies approximately 13.71%, but it is only an estimate. Net yield cannot be assessed because refurbishment, finance, insurance, maintenance, voids and other costs are unavailable.

Flip Analysis

The completed sales support an indicative resale range of £162,500 to £216,000, with a base GDV of £197,900. A flip surplus cannot be calculated because no refurbishment allowance, purchase costs or selling allowance is supplied. The property is explicitly described as requiring full refurbishment, making cost control critical.

Investor Risks & Due Diligence

• Full refurbishment is required, but no costed works schedule or budget is supplied.

• Rental evidence differs materially: £900 pcm advertised asking rent versus the auctioneer's £1,200 pcm estimate.

• Comparable property condition and specification are not supplied, limiting GDV certainty.

• EPC is on order, so the final energy rating is unknown.

• Buyer premium, administration charge and other auction fees are not supplied.

• No finance, holding, maintenance, void, resale or selling-cost assumptions are available.

Recommendation

Conditional refurbishment-led BRRR or resale. The guide-to-comparable-value spread is attractive, but bidding should remain subject to a verified refurbishment quotation and confirmation of auction and project costs.

Strategy Rating

Analysis Confidence

There are five same-road completed sales and two rent indications, but no refurbishment budget, buyer or administration fees, EPC result, parking/heating details, comparable condition information or selling-cost allowance.