5 The Grove, Carnforth, Lancashire LA5 9JE

Description

Vacant Two Bedroom Mid Terrace House. Internally you will find a through lounge and dining room, a kitchen, two bedrooms and a bathroom suite. To the rear there is an enclosed yard with a wall surround and gated access.

Accommodation

Through lounge and dining room, kitchen, two bedrooms and a bathroom suite; enclosed rear yard with wall surround and gated access.

Tenure / Property Information

Investment Analysis

The closest supplied evidence comprises same-street freehold terraced sales at £165,000 in November 2024 and £153,000 in September 2021. These support an indicative comparable range of £153,000–£165,000, with a midpoint-based base GDV of £159,000. However, the subject’s internal condition, floor area, parking provision and refurbishment requirement are not evidenced, so this is not a formal valuation.

Investment Snapshot

Strategy Recommendation

Proceed only subject to inspection and legal-pack review. Treat the £110,000 guide as a pre-fee figure, verify the condition and refurbishment requirement, and set a bid limit only after all costs are known. Current evidence is insufficient to recommend BTL, BRRR or flipping definitively.

Works Required

No specific defects or works are evidenced beyond the property being vacant and having an EPC rating of E. Obtain inspection and legal-pack information before budgeting; any refurbishment or energy-improvement allowance is currently unsupported.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A potential BRRR structure exists because the property is vacant and the supplied comparable evidence indicates a base GDV of £159,000, implying 75% GDV refinance proceeds of £119,250. Total project cost cannot be calculated because works, buyer premium, disbursements and other charges are unknown; refinance viability is therefore unconfirmed.

Buy-to-Let Analysis

BTL appraisal cannot be completed because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Gross yield, operating surplus and affordability therefore remain unestablished. The property is vacant, so no passing rent is evidenced.

Flip Analysis

The supplied same-street sales support an indicative resale range of £153,000–£165,000 and a base GDV of £159,000. A flip surplus cannot be calculated because refurbishment costs, buyer premium, disbursements and selling costs are not sufficiently evidenced.

Investor Risks & Due Diligence

• Internal condition and required works are not described, so refurbishment costs are unknown.

• No sufficiently specific rental comparable or auctioneer rent estimate is supplied.

• The buyer premium amount is unspecified.

• The 2.75% administration charge applies subject to a £3,600 minimum; other disbursements and legal or transfer charges may also arise.

• The property has an EPC rating of E, but any improvement requirement or cost is unknown.

• Comparable sales do not establish that the subject has identical size, condition or specification.

Recommendation

Proceed only subject to inspection and legal-pack review. Treat the £110,000 guide as a pre-fee figure, verify the condition and refurbishment requirement, and set a bid limit only after all costs are known. Current evidence is insufficient to recommend BTL, BRRR or flipping definitively.

Strategy Rating

Analysis Confidence

Recent same-street sold comparables provide useful GDV evidence, but rental evidence, condition, works costs, buyer premium amount, disbursements and selling costs are unavailable.