49 Boweswell Road, Ilkeston, Derbyshire

Description

The property is tucked away on a small side street just off the main stretch of Boweswell Road, allowing for privacy and very little through traffic. It has a large front driveway, a ground floor reception room, contemporary fitted kitchen and pantry, two first-floor bedrooms, and an enclosed rear garden with patio, lawn and shed. It is a short walk from local amenities including two supermarkets, Ilkeston high street, bars, restaurants and pubs.

Accommodation

Ground floor: reception room, contemporary fitted kitchen and pantry. First floor: large main bedroom and well-proportioned second double bedroom. Rear: enclosed garden with patio, lawn and shed.

Location

Short walk from two supermarkets, Ilkeston high street, and plenty of bars, restaurants and pubs within a 5-10 minute walk.

Tenure / Property Information

Investment Analysis

Recent same-road completed sales range from £148,000 to £165,000, including £165,000 and £150,000 sales in June/July 2026. A base GDV of £155,000 is supported by this evidence, with a low scenario of £148,000 and high scenario of £165,000. The subject's contemporary kitchen, driveway, garden and EPC C are positive features, although the comparables' exact condition and accommodation are not supplied.

Investment Snapshot

Strategy Recommendation

Consider as a BTL or BRRR candidate at or near the guide midpoint, subject to confirming condition, achieved local rent, all auction charges and refinance terms. Avoid relying on the apparent margin without a survey and full cost schedule.

Works Required

No specific refurbishment defects or required works are identified in the supplied evidence. The property appears presented with a contemporary fitted kitchen, enclosed garden and driveway. A survey and contractor quotations would be required before assigning a works budget.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the guide midpoint and excluding any unquantified works, the purchase plus known admin charge is £113,600. A 75% refinance against the £155,000 base GDV would be approximately £116,250, indicating £26,650 more than this limited cost basis. This is not a confirmed refinancing outcome and excludes finance, tax, valuation, lender criteria, legal costs and any refurbishment requirement.

Buy-to-Let Analysis

Using the £110,000 midpoint of the £100,000–£120,000 guide range, the advertised £725 pcm rent equates to £8,700 annually and a gross yield of 7.91% before costs. Including the known £3,600 admin charge, the indicative gross yield is 7.66%. This is based on an advertised asking rent, not achieved rent, and excludes finance, tax, insurance, maintenance and other auction charges.

Flip Analysis

The £155,000 base GDV indicates a £41,400 difference before selling costs, finance, tax and refurbishment, using the £110,000 guide midpoint plus the £3,600 known admin charge. A formal flip surplus cannot be calculated because no supported selling allowance, refurbishment cost or full acquisition-cost schedule is provided.

Investor Risks & Due Diligence

• The £725 pcm figure is an advertised asking rent rather than achieved rent.

• Additional auction charges may include search, seller-cost reimbursement, legal and transfer fees, but amounts are unspecified.

• The final purchase price may exceed the guide midpoint or guide range.

• No survey, defect schedule or refurbishment quotations are supplied.

• Refinancing at 75% of GDV is not guaranteed and finance, tax and valuation costs are excluded.

• The comparable sales do not provide detailed condition, size or accommodation information.

Recommendation

Consider as a BTL or BRRR candidate at or near the guide midpoint, subject to confirming condition, achieved local rent, all auction charges and refinance terms. Avoid relying on the apparent margin without a survey and full cost schedule.

Strategy Rating

Analysis Confidence

The analysis has several recent same-road completed sales, a supplied asking rent, clear tenure and a known admin charge. Confidence is reduced by the absence of condition evidence, refurbishment costs, full auction fees, achieved rent and exact comparable specifications.