5 Caroline Cottages, Newcastle Upon Tyne, Tyne and Wear

Description

A vacant, three bedroom, mid terrace house in Denton, NE5. Located just 3 miles west of Newcastle city centre this is sure to appeal to a range of investors/builders. Internally, the property has a heating system, double glazing, and now requires a scheme of improvement. Externally, there are gardens to the front and rear, and on street parking. Following 'value adding' improvements, this will make a great family home and could be resold to homebuyers/mortgage buyers.

Accommodation

Ground Floor: Hall, Lounge and Dining Kitchen. First Floor: Landing, Three Bedrooms and Bathroom.

Location

Located in Denton, NE5, approximately 3 miles west of Newcastle city centre.

Tenure / Property Information

Investment Analysis

Recent same-street completed sales were £141,000 and £150,000 in 2025, with older sales from £117,000 to £155,000. A base GDV of £145,000 is a reasonable evidence-led estimate, with a £130,000–£155,000 scenario range. The subject requires a scheme of improvement, but the scope, floor area and specification are not supplied, so no refurbishment cost can be estimated.

Investment Snapshot

Strategy Recommendation

Proceed only subject to a full inspection, a detailed refurbishment quotation and confirmation of all Special Conditions fees. The strongest evidenced route is improvement and resale, but the unknown works cost means a maximum bid cannot be responsibly calculated.

Works Required

Undertake the unspecified scheme of improvement required to the vacant house, followed by any necessary presentation and compliance works. The evidence does not identify individual defects or provide sufficient detail to specify a costed schedule.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

The estimated 75% refinance value is £108,750 based on the £145,000 base GDV. However, refurbishment cost, finance costs, total acquisition cost and achievable rent are unknown, so cash left in and BRRR viability cannot be established. At least the 10% deposit and buyer premium are payable under the stated terms, with the deposit subject to a £5,000 minimum.

Buy-to-Let Analysis

BTL cannot be properly assessed because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Gross yield, operating costs and debt coverage therefore remain unquantified. The known buyer premium would be £1,860 at the £75,000 guide because the 1.2% calculation is below the stated minimum, excluding works and any other fees.

Flip Analysis

The same-street completed sales support a potential resale value around £145,000, subject to condition and final specification. A flip surplus cannot be calculated because refurbishment costs, selling costs and any additional auction fees are not supplied. The guide price is not a confirmed purchase price.

Investor Risks & Due Diligence

• The property requires a scheme of improvement, but its scope and cost are unknown.

• No sufficiently specific rental evidence is available, preventing reliable BTL yield assessment.

• The guide is £75,000+ and does not establish the eventual purchase price.

• Additional fees may be listed in the Special Conditions of Sale.

• The 10% deposit is payable immediately on exchange, subject to a £5,000 minimum.

• The subject’s tenure, EPC and council tax information are not supplied.

Recommendation

Proceed only subject to a full inspection, a detailed refurbishment quotation and confirmation of all Special Conditions fees. The strongest evidenced route is improvement and resale, but the unknown works cost means a maximum bid cannot be responsibly calculated.

Strategy Rating

Analysis Confidence

There are several relevant same-street completed sales and clear occupancy/property information, but the subject’s floor area, tenure, condition detail, refurbishment cost, rent and full fee schedule are unavailable.