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57 Smout Crescent, Bilston, WV14 9BL
Fire damaged 3 bedroom semi detached house in Bilston
57 Smout Crescent, Bilston, WV14 9BL
Sold
£49,000+
Key Features
Fire damaged 3 bedroom semi detached house in Bilston
Guide price £49,000+
Status: For Sale
Tenure: Freehold
Preferred strategy: Development
HB risk level: High
Description
A vacant freehold fire damaged semi detached property
Location
57 Smout Crescent, Bilston, WV14 9BL Full listing coordinates are used for mapping: 52.551338, -2.106328.
Investment Analysis
Investment Snapshot
Guide Price | £49,000+ |
Likely Purchase Range | £49,000–£55,000 |
Approx. Size | Not established |
Tenure | Freehold |
Refurbishment Budget | £10,000–£35,000 |
Purchase + Works | £59,000–£90,000 |
HB Estimated Market Rent | Not appropriate / not established for current use |
Estimated GDV / Value | Not established without specialist appraisal |
LHA Benchmark | Not established in this pass; use the relevant BRMA where strategy warrants it |
Suggested Strategy | Development |
Risk Level | High |
Analysis Confidence | Low |
Works Required
Planning/title review
Topographical/ground investigation
Access and utilities review
Professional fees / viability study
HB working works allowance: £10,000–£35,000. This is based on the auction description, accommodation and visible condition indicators; replace it with surveyor/contractor evidence before bidding.
Rental & Market Context
A standard AST rent is not the correct valuation driver for this asset. Commercial ERV, passing rent, planning/site value or a consented development scheme should be used instead.
Sold within 5m radius
Reliable recent like-for-like sold comparables were not established from the supplied scrape for this individual property. No comparable addresses or prices have been invented. Before bidding, verify the HB end-value range against HM Land Registry / current local sold evidence, matching property type, size, tenure, condition and micro-location.
GDV Assessment
A defensible GDV is not stated because this lot requires a specialist commercial/development appraisal or a costed planning scheme. Assigning a residential GDV would be misleading.
Strategy Recommendation
Preferred strategy: Development. The working purchase range is £49,000–£55,000 and the works allowance is £10,000–£35,000. The key question is whether the legal pack, condition and local market evidence support the income/end-value assumptions without exhausting contingency.
Potential BRRR Position
Standard BRRR is not appropriate. Model planning probability, development finance, build costs, professional fees, statutory contributions and completed-scheme value.
Flip Analysis
A responsible flip margin cannot be calculated without a defensible end-use/valuation basis.
Development Analysis
Confirm planning status, red-line boundary, access, utilities/drainage, CIL/S106, ground conditions and professional fees. Derive land value backwards only from a fully costed scheme.
Investor Risks & Due Diligence
Read the complete Bond Wolfe legal pack and special conditions, including buyer/admin fees
Verify title, tenure, lease length, tenancy agreements and vacant-possession status
Replace HB works assumptions with surveyor/contractor pricing
Confirm mortgage/bridging and insurance availability for the exact asset type
Re-check local rents and property-level sold comparables immediately before bidding
Maximum Bid Analysis
A defensible maximum bid requires a specialist valuation or costed development/commercial scheme. Do not derive it from the guide alone.
Recommendation
Overall HB view: Development. Risk level: High; analysis confidence: Low. The principal sensitivities are planning/site costs. Proceed only if legal and physical due diligence supports the assumptions and leaves adequate contingency.
Strategy Rating
Development: ★★★★☆ | Income: ★★☆☆☆ | Resale: ★★★☆☆
Research Sources
https://www.bondwolfe.com/auctions/properties/361292-property-auction-bilston/ | https://www.bondwolfe.com/auction/3451/ | https://www.bondwolfe.com/addendum/
Auction Details :
Bond Wolfe
Auction Date :
10/09/26
Lot Number :
017
Property Location:
57 Smout Crescent, Bilston, WV14 9BL
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