549 Crookesmoor Road, Sheffield, South Yorkshire S10 1BJ

Description

Description A substantial stone built semi detached property located a short walk from facilities in Broomhill, the Sheffield University campus and the nearby teaching hospitals.

The property comprises a long established conversion into 3 flats, all of which are currently vacant, offering potential to upgrade for reletting or possible conversion back to a family house.

The accommodation is located over 4 floors and has a good size rear garden and the rare advantage of a driveway and garage.

Accommodation Flat 1 - Ground Floor - Side entrance Entrance Lobby Living Room Kitchen Bedroom Bathroom/WC Flat 1 - Lower Ground Floor - Side and rear access 2 Bedrooms Flat 2 - First Floor - front entrance Kitchen 2 Bedrooms Bathroom/WC Flat 3 - Second Floor Landing Living Room Bedroom Kitchen Bathroom Outside Front carparking and access to Tenure See Legal pack Occupancy Vacant possession upon completion

Investment Analysis

Investment Snapshot

Underwriting basis. This is an indicative desktop appraisal. GDV is an estimated post-works/open-market value, not a guaranteed valuation. Comparable research is widened from the same street/postcode to the surrounding market up to approximately five miles where necessary.

Market Comparables

• HB 5-mile market proxy: comparable local sale/asking evidence supports a working post-works midpoint around £396,500

• Low case set 8% below midpoint (£365,000) to reflect condition/comparable uncertainty

• High case set 8% above midpoint (£428,000) for a strong investor-standard finish

HB estimated GDV: £365,000 low / £396,000 base / £428,000 high. The range reflects comparable quality, condition and the fact that auction stock can trade below normal owner-occupier market value.

Proposed Works

The allowance follows the auction description/visible condition and investor-standard refurbishment scope. It is not a structural survey or contractor quotation.

Rental Value

Working market rent is approximately £2,500 pcm (£30,000 pa). For scenario testing, use roughly £2,300 / £2,500 / £2,700 pcm for low/base/high cases. This is an indicative market-rent estimate and should be read alongside any passing tenancy stated by the auctioneer.

Low / Base / High Investment Scenario

Buy-to-Let

Base rent £2,500 pcm gives 9.2% gross yield on guide and 8.9% on guide plus midpoint works. These are gross yields before voids, repairs, management, insurance and finance.

BRRR Analysis

Guide £325,000 + midpoint works £13,250 + auction fee allowance £5,850 + legal/valuation £1,500 + indicative six-month bridge/arrangement cost £14,788 + holding allowance £1,500 gives a pre-SDLT all-in cost of approximately £361,888. At base GDV £396,000, a 75% refinance is £297,000, leaving approximately £64,888 capital in before SDLT. Low/high refinance outcomes are £273,750 / £321,000.

Flip Analysis

Using base GDV £396,000, pre-SDLT all-in cost £361,888 and selling/legal allowance £6,423, indicative pre-tax/pre-SDLT flip surplus is £27,689. That is approximately 7.7% profit on cost and 7.0% of GDV. A 5% sale-price reduction and 15% works overrun should be stress-tested before bidding.

Maximum Bid Indicator

For an indicative 15% pre-tax profit-on-cost target before SDLT, the desktop purchase ceiling is approximately £307,645. This is a screening figure, not a formal valuation or bidding recommendation.

Strategy Rating

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

Key Risks

Confirm legal title/tenure, occupancy, planning/licensing, service charge/ground rent where relevant, structural condition, utilities, abnormal works and finance terms. Market comparables are indicative and should be refreshed immediately before bidding.