495 Gloucester Road, Horfield, Bristol, BS7 8UG

Description

Substantial mid-terraced period house of approximately 1,251 sq ft, currently arranged as a five-bedroom HMO, with potential for refurbishment and modernisation. Offered for sale with vacant possession and potential for use as an HMO or family home, subject to any necessary consents. An HMO licence was granted for 5 occupants/households on 28 October 2024. Structural cracks have been noted in the kitchen at the rear of the property.

Accommodation

Please refer to floorplan for approximate room measurements and internal layout.

Location

Situated on Gloucester Road in Horfield, Bristol, with independent shops, cafés, restaurants, pubs and everyday amenities nearby. The area is popular with students and young professionals, with access to the University of Bristol, UWE Bristol and major employment centres. Bristol city centre is accessible by public transport, and the nearby A38 and M32 provide road links across the city and to the wider motorway network.

Tenure / Property Information

Investment Analysis

The supplied evidence supports a wide indicative GDV range. The closest recent Wellington Mews sales were £375,000 in February 2024 and £382,500 in November 2025, while Gloucester Road comparables sold for £480,000–£490,000 in 2021–2022. Given the subject's five-bedroom HMO arrangement, approximately 1,251 sq ft and need for refurbishment, but allowing for the dated nature of some Gloucester Road evidence and the reported kitchen cracks, an indicative base GDV of £430,000 is used. This is an estimate, not a formal valuation.

Investment Snapshot

Strategy Recommendation

Investigate as a refurbishment-led HMO or family-home project, subject to structural inspection, legal-pack review and a fully priced works schedule. Do not bid above a separately calculated maximum until refurbishment, compliance and resale assumptions are verified.

Works Required

Refurbishment and modernisation as supported by the description, together with investigation and appropriate remediation of the structural cracks noted in the rear kitchen. The evidence does not quantify the works or establish whether other works are required.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £325,000 guide, the property has a potentially attractive margin against the indicative £430,000 base GDV, and 75% of that GDV is £322,500. However, refurbishment costs are unquantified, so total project cost, equity requirement and cash left in cannot be established. Refinance viability also depends on the completed valuation, lender criteria, HMO compliance and legal-pack findings.

Buy-to-Let Analysis

The supplied rental evidence ranges from £3,250 pcm advertised for a five-bedroom Bristol property to the auctioneer's estimate of approximately £45,000 per annum once renovated and fully occupied, equivalent to £3,750 pcm. On the £325,000 guide, this indicates approximately 12.0%–13.85% gross yield before refurbishment, finance, operating costs, voids and compliance costs. The auctioneer figure is an estimate rather than passing rent, and the property requires refurbishment.

Flip Analysis

The evidence suggests a possible resale margin between the guide price and the indicative GDV, but a reliable flip surplus cannot be calculated because refurbishment costs and selling costs have not been supplied. The reported kitchen cracks and the wide spread between comparable sales increase valuation and execution risk.

Investor Risks & Due Diligence

• Structural cracks have been noted in the rear kitchen and their cause and repair cost are unknown.

• The HMO licence was granted for five occupants/households on 28 October 2024, but current licensing, planning and other compliance requirements must be confirmed.

• Tenure and other title matters require review of the auction legal pack.

• The £45,000 annual rent is an auctioneer estimate, not passing rent, while the £3,250 pcm figure is an advertised asking rent.

• Refurbishment costs are unquantified, preventing a reliable total project cost or maximum bid.

• Completion is required eight weeks from exchange or sooner by agreement.

• A buyer premium of £2,280 including VAT is payable on exchange, in addition to the purchase price.

Recommendation

Investigate as a refurbishment-led HMO or family-home project, subject to structural inspection, legal-pack review and a fully priced works schedule. Do not bid above a separately calculated maximum until refurbishment, compliance and resale assumptions are verified.

Strategy Rating

Analysis Confidence

There is useful comparable-sale, rental and HMO licence evidence, but no confirmed tenure, detailed condition survey, floorplan measurements, refurbishment budget, operating costs or selling costs. The GDV and rent figures therefore remain indicative.