50 Seedley Park Road, Salford

Description

A Double Fronted End of Terrace House requiring modernisation.

Accommodation

Two floors comprising: First Floor: Bedroom (One), Bedroom (Two), Bedroom (Three), Bathroom/WC. Ground Floor: Entrance Hall, Living Room, Kitchen/Diner, Store Room/WC. Front Garden.

Location

Situated at the junction with Orrel Street, close to local shopping/travelling facilities including Salford Crescent and Eccles Train Stations. Buile Hill Park is also nearby.

Tenure / Property Information

Investment Analysis

The three-bedroom freehold end-terrace is supported by same-road HM Land Registry sales: £204,000 for No. 52 in February 2023, £143,000 for No. 54 in January 2019 and £167,000 for No. 44 in July 2018. The subject requires modernisation, but the evidence does not quantify its condition, size differences or refurbishment scope. An indicative GDV range of £160,000–£204,000 is therefore used, with a £180,000 base scenario; this is an estimate rather than a formal valuation.

Investment Snapshot

Strategy Recommendation

Proceed only after a full inspection, contractor cost plan and legal review. The property may suit a refurbishment-led resale strategy if acquired materially below the supported GDV, but the absence of works, rent and total-cost evidence makes a firm bid or BTL decision inappropriate.

Works Required

Inspect and modernise the property as required. The evidence only confirms that modernisation is needed; it does not identify specific defects or provide a reliable costed scope, so no refurbishment allowance is included.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed reliably because refurbishment costs, achievable rent and total project costs are unsupported. At a £180,000 base GDV, the theoretical 75% refinance figure would be £135,000, but the required cost and equity calculations remain unavailable.

Buy-to-Let Analysis

BTL cannot be underwritten reliably because no sufficiently specific rental comparables or auctioneer rent estimate were supplied. Gross yield, operating costs and cash flow therefore cannot be established. The vacant possession status also means there is no passing rent.

Flip Analysis

The sold evidence supports an indicative £180,000 base resale value, with a £160,000–£204,000 scenario range. A flip surplus cannot be calculated because the modernisation cost, seller costs and any other completion costs are not supplied. The £120,000+ guide plus the £1,500 buyer premium is not sufficient to establish a maximum viable bid.

Investor Risks & Due Diligence

• Modernisation is confirmed but its scope and cost are unknown.

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

• The subject's size and condition have not been directly compared with the sold properties.

• The seller may charge additional completion fees under the special conditions, but these are not supplied.

• The £120,000 guide is not a confirmed sale price and auction bidding may exceed it.

• Vacant possession creates no existing rental income during any refurbishment or reletting period.

Recommendation

Proceed only after a full inspection, contractor cost plan and legal review. The property may suit a refurbishment-led resale strategy if acquired materially below the supported GDV, but the absence of works, rent and total-cost evidence makes a firm bid or BTL decision inappropriate.

Strategy Rating

Analysis Confidence

Direct same-road sold evidence and basic property details are available, but the subject's condition, refurbishment scope, rental value, size comparison and full auction costs are incomplete.