5 Ashford Road, Bristol, Avon, BS34 5DX

Description

Freehold two-floor semi-detached house requiring updating, with potential for development and non-standard construction. By order of a major housing association. Full vacant possession. The property may be suitable for a side or rear extension for additional accommodation, subject to all consents where necessary.

Accommodation

Approx. 85m² / 910 sq ft. First floor: three bedrooms and shower room/WC (not tested). Outside: front, side and rear gardens and outbuilding.

Location

Situated on Ashford Road, well positioned for the amenities of Patchway, Filton and Bristol City Centre to the south, along with the mouth of the River Severn. Transport options include local bus routes, rail connections via Patchway to Cardiff, Exeter and Bristol Temple Meads, and road links via the M5 and M4 motorways.

Tenure / Property Information

Investment Analysis

Five same-road freehold semi-detached completed sales range from £270,000 to £326,000. The two most recent sales were £295,000 in July 2024 and £310,000 in September 2025. A base GDV of £302,500 is supported by the recent evidence, with a cautious evidence-based range of £295,000–£310,000. The subject requires updating and has non-standard construction, while comparable condition and specification are not supplied, so the GDV remains indicative.

Investment Snapshot

Strategy Recommendation

Proceed only after confirming the non-standard construction, mortgageability, legal special conditions and a detailed refurbishment quotation. The property appears more suitable for a refurbishment-led resale or refinance assessment than a proven BTL, subject to those checks.

Works Required

General updating is indicated by the description, but no specific defects, scope or contractor costs are supplied. Investigate the non-standard construction, test the shower room/WC and confirm heating and parking. Any extension or additional accommodation would require appropriate consents and is not included in the financial appraisal.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £139,000 guide, the gross purchase discount to the £302,500 base GDV is substantial before works and costs. A 75% refinance of base GDV indicates £226,875, but total project cost and cash left in cannot be calculated because refurbishment costs, seller fees and finance costs are unsupported. Non-standard construction may affect mortgageability and valuation.

Buy-to-Let Analysis

BTL yield cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The £1,800 inclusive-of-VAT contract documentation fee is known, but refurbishment costs and any seller fees are not.

Flip Analysis

The evidence supports an indicative base GDV of £302,500 and a £295,000–£310,000 range. A flip surplus cannot be calculated because the updating scope, works cost, seller fees and selling costs are not supplied. The apparent margin over the guide should not be treated as profit.

Investor Risks & Due Diligence

• Non-standard construction may affect survey findings, lending, insurance and resaleability.

• The property requires updating, but no reliable works scope or cost is supplied.

• No sufficiently specific rental evidence is available, so BTL income and yield cannot be assessed.

• Potential extension or additional accommodation is subject to consents and is not included in the appraisal.

• The £1,800 documentation fee is known; additional seller fees may apply under the special conditions.

• Heating and parking information require confirmation.

• The shower room/WC is not tested.

Recommendation

Proceed only after confirming the non-standard construction, mortgageability, legal special conditions and a detailed refurbishment quotation. The property appears more suitable for a refurbishment-led resale or refinance assessment than a proven BTL, subject to those checks.

Strategy Rating

Analysis Confidence

Same-road completed sales and the guide price are supplied, but condition-adjusted comparability, refurbishment costs, rent, seller fees, construction details and finance assumptions are incomplete.