5 Selby Terrace, Maryport, Cumbria CA15 6NF

Description

Substantial three-storey Maryport townhouse currently configured as two apartments and requiring full renovation; lawful use, services and tenancy configuration should be verified.

Location

5 Selby Terrace, Maryport, Cumbria CA15 6NF. The full postcode CA15 6NF is used for mapping. Local investment evidence is drawn from the Maryport market rather than a generic Cumbria average.

Investment Analysis

Investment Snapshot

Works Required

• Strip-out / preparation: £3,000–£6,000

• Kitchen / utility: £6,000–£10,000

• Bathroom(s): £4,000–£8,000

• Electrical / heating / plumbing remedials: £5,000–£10,000

• Decoration / flooring / joinery: £6,000–£10,000

• External / roof / damp / contingency: balance of allowance

HB working allowance: £50,000–£80,000. This is an appraisal allowance based on the auctioneer's condition description and property type, not a contractor quotation.

Rental & Market Context

HB's working market-rent range is £1,100–£1,400 pcm (£13,200–£16,800 p.a.). This reflects current/recent rental evidence for the Maryport market and is adjusted for the subject property's size, condition and strategy. At the guide, the gross yield range is approximately 13.9%–17.7%; on the full purchase-and-works range it is approximately 6.9%–11.6%. Actual rent should be checked against a current local letting appraisal before exchange.

Sold within 5m radius

• 3 Church Street, Maryport – 3-bed semi – sold 22 May 2026 – £230,000

• 5 Selina Terrace, Maryport – 3-bed terrace – sold 15 May 2026 – £95,000

These are local-market comparables rather than guaranteed like-for-like matches. Allowing for condition, size and micro-location, HB uses an indicative end-value range of £180,000–£230,000 for this lot where a GDV is applicable.

GDV Assessment

HB indicative GDV/end value is £180,000–£230,000. This range is informed by the auctioneer's property facts, the current condition and the verified Maryport sold-market evidence above. It is an investment appraisal, not a RICS valuation; the lower end should be used for bid sensitivity.

Strategy Recommendation

Preferred strategy: Multi-Unit BRRR. The working acquisition range is £95,000–£110,000. The main reason is the relationship between the guide, required works and the achievable exit/income evidence. Risk is rated high because of the property-specific condition, tenure, planning or market factors noted above.

Potential BRRR Position

Using the mid-point purchase assumption of £102,500 and mid-point works of £65,000, the property stands at about £167,500 before SDLT, auction fees and finance. A 75% refinance against the £180,000–£230,000 GDV range gives approximately £135,000–£172,500. At the mid-point this leaves about £13,750 of purchase-and-works capital in the deal before transaction costs. HB BRRR assessment: Moderate.

Flip Analysis

Working scenario: purchase £102,500, works £65,000, plus approximately £12,300 as an illustrative allowance for acquisition, finance/holding and selling costs. Total working cost is therefore about £179,800 against a mid-point GDV of £205,000, producing an indicative pre-tax margin of about £25,200 (12.3% of GDV). This is marginal on the current assumptions and is highly sensitive to sale price and refurbishment overspend.

Investor Risks & Due Diligence

• Read the full legal pack, title and special conditions before bidding

• Confirm auction administration/buyer's fees and completion period

• Verify the scope and cost of works with a survey and contractor pricing

• Check planning/building-regulation status, access and services where relevant

• Confirm finance and insurance acceptability for the specific property type

• Re-check current rental and sold evidence immediately before setting a maximum bid

Maximum Bid Analysis

HB bidding sensitivity: guide £95,000+. The deal is strongest around £95,000–£95,000; above approximately £95,000 the margin/capital-recycling position begins to weaken on the conservative £180,000 GDV assumption. This is an investment-based bid indicator, not a valuation or bidding instruction.

Recommendation

Overall HB view: Multi-Unit BRRR. At the working purchase range of £95,000–£110,000, the opportunity can be attractive if the property-specific risks are resolved and the works remain within £50,000–£80,000. Confidence is medium; the principal sensitivity is end value and refurbishment cost.

Strategy Rating

Buy-to-Let: ★★★★☆ | BRRR: ★★★★☆ | Flip: ★★★☆☆

Research Sources

https://www.auctionhouse.co.uk/cumbria/auction/lot/151279 | https://www.rightmove.co.uk/house-prices/maryport.html