57 Sandy Lane, Leyland

Description

A three bedroom two-storey semi-detached house. The property is in need of modernisation and externally benefits from off-street parking, a garage and front/rear gardens. It is well located for the local and recreational amenities of Leyland. Vacant.

Accommodation

Ground Floor - Kitchen / Diner, Reception Room, Lounge. First Floor - Three Bedrooms, Bathroom.

Location

The property is located on Sandy Lane which is accessed off Broad Square. Local amenities can be found on Hough Lane, Golden Hill Lane and Stanifield Lane. Recreational amenities of Worden Park, Leyland Golf Club and Cuerden Valley Park are all easily accessible. Transport: Leyland - National Rail.

Tenure / Property Information

Investment Analysis

Same-street sold evidence ranges from £145,000 to £282,500, with the latest supplied sale at £282,500 on 10 October 2025. However, bedroom counts, floor areas, condition and specification are not supplied for the comparables. A cautious indicative GDV range is therefore £212,500–£282,500, with a midpoint base estimate of £247,500; this is not a formal valuation.

Investment Snapshot

Strategy Recommendation

Proceed only subject to viewing, a full refurbishment quotation, confirmation of buyer and seller charges, and independent rental evidence. Do not rely on the guide price or headline comparable alone.

Works Required

Modernisation is required, but the evidence does not specify the condition or scope of works. A viewing and contractor quotations are required before budgeting.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A potential BRRR route exists because the property is vacant and the guide is materially below the supplied same-street sales evidence. At the base GDV estimate, 75% refinancing would be approximately £185,625, but works, acquisition charges, finance costs and achievable rent are unknown, so cash left in cannot be calculated.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental evidence, auctioneer rent estimate, operating costs or refurbishment budget is supplied. The property is vacant and requires modernisation.

Flip Analysis

A potential refurbishment resale strategy exists, but the project surplus cannot be calculated without a supported works allowance, acquisition charges and selling allowance. The GDV range is uncertain because the comparables lack bedroom, size and condition details.

Investor Risks & Due Diligence

• The scope and cost of the stated modernisation are unknown.

• No sufficiently specific rental evidence or auctioneer rent estimate is available.

• Buyer fees, VAT applicability and possible seller charges are not quantified.

• The supplied comparables vary substantially in price and lack bedroom, floor-area and condition details.

• The property is vacant, so there is no passing rent to support income analysis.

Recommendation

Proceed only subject to viewing, a full refurbishment quotation, confirmation of buyer and seller charges, and independent rental evidence. Do not rely on the guide price or headline comparable alone.

Strategy Rating

Analysis Confidence

The property type, tenure, vacancy, guide price and several same-street completed sales are supplied, but condition costs, rental evidence, property sizes, comparable bedroom counts and auction charges are missing.