479A & B, Bath Road, Brislington, Bristol, BS4 3JU

Description

Substantial period building arranged as two generously proportioned self-contained flats. The property requires modernisation and comprises a one-bedroom garden flat on the ground floor and a spacious two-bedroom maisonette arranged over the first and second floors. It has a good-sized rear garden and hardstanding providing off-street parking for two vehicles. Potential combined rental income is stated to be in the region of £33,600 per annum, with anticipated combined resale value in the region of £520,000 following modernisation.

Accommodation

One-bedroom garden flat on the ground floor and a two-bedroom maisonette arranged over the first and second floors. Refer to floorplan for approximate room measurements and internal layout.

Location

Situated on Bath Road in the residential suburb of Brislington, approximately two miles south-east of Bristol city centre. Local amenities include independent shops, supermarkets, cafés, restaurants and public houses along Bath Road and nearby Sandy Park Road. Regular bus services operate along the A4 Bath Road, providing access to Bristol city centre, Bristol Temple Meads railway station and neighbouring suburbs. The nearby A4 and A4174 provide road links to Bristol, Bath and the motorway network.

Tenure / Property Information

Investment Analysis

The supplied anticipated combined resale value after modernisation is approximately £520,000, used as the base GDV but not treated as a formal valuation. Same-road completed sales include £464,000 at 469 Bath Road in September 2024 and £440,000 at 489 Bath Road in March 2023. The £865,000 sale at 491 Bath Road and the other sales are less directly comparable because property size, configuration and condition are not supplied. No evidence-supported low or high GDV range can be established.

Investment Snapshot

Strategy Recommendation

Conditional BRRR or hold as two rental units, subject to confirming lawful self-contained flat arrangements, rental demand, condition, refurbishment costs and the £520,000 resale estimate. Do not bid to an unadjusted maximum without a measured works budget and full acquisition-cost assessment.

Works Required

Modernisation of the two self-contained flats, including updating finishes and fittings as required. The evidence does not specify individual defects, services, kitchens, bathrooms or compliance works, so no detailed scope or cost allowance can be supported.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the guide price, the stated £520,000 post-modernisation GDV implies a 75% refinance figure of £390,000. However, refurbishment costs, finance costs, taxes and other acquisition costs are not supplied, so cash left in and equity cannot be calculated. The strategy is potentially attractive only if surveys, legal checks, separate-flat arrangements and a detailed works budget support the stated GDV and rent.

Buy-to-Let Analysis

The auctioneer estimates combined rental income of £33,600 per annum, equivalent to £2,800 pcm, producing an indicative 11.39% gross yield against the £295,000 guide price. This is an estimate rather than passing rent, and the supplied rental listing is for a three-bedroom property at £1,650 pcm, so the two-flat rent and achievable operating costs require verification. Total-cost yield cannot be established without refurbishment and other acquisition costs.

Flip Analysis

The supplied post-modernisation resale estimate is approximately £520,000. A flip surplus cannot be calculated because no refurbishment allowance, selling costs or other project costs are supplied. The same-road sales provide context but are not sufficiently detailed to independently validate the stated GDV.

Investor Risks & Due Diligence

• The £33,600 annual rent is an auctioneer estimate rather than contracted or achieved rent.

• The supplied rental evidence is for a three-bedroom property and does not directly validate the proposed two-flat rental income.

• The property requires modernisation, but no detailed condition report or refurbishment budget is supplied.

• The anticipated £520,000 resale value is an estimate rather than a formal valuation.

• Lawful status, compliance and servicing arrangements for the two self-contained flats are not confirmed in the supplied evidence.

• No council tax, finance, tax, insurance, maintenance or selling-cost information is supplied.

Recommendation

Conditional BRRR or hold as two rental units, subject to confirming lawful self-contained flat arrangements, rental demand, condition, refurbishment costs and the £520,000 resale estimate. Do not bid to an unadjusted maximum without a measured works budget and full acquisition-cost assessment.

Strategy Rating

Analysis Confidence

The property configuration, tenure, vacancy, auction guide, stated rent estimate and stated post-modernisation GDV are supplied, but there is no refurbishment cost plan, detailed condition evidence, full rental comparables, legal confirmation of the two-flat arrangement or selling-cost information.