58 Breach Road, Heanor, Derbyshire DE75 7NJ

Description

An excellent freehold investment opportunity to acquire an attractively priced, bay fronted three bedroomed end terrace property, occupying a popular and convenient location with vacant possession. Internally the uPVC double glazed and glazed and gas centrally heated living accommodation in brief comprises:- entrance hallway with stairs, front sitting room and open plan living kitchen. To the first floor landing there are three bedrooms and family bathroom. Outside to the property is set back from the road behind a fore court and interestingly a parcel of land to the side could potentially be used as off-road parking subject to the necessary access, planning and building regulations. Immediately to the rear there is an enclosed garden.

Accommodation

Entrance hallway with stairs; front sitting room/lounge; open plan living kitchen/kitchen diner; first floor landing; three bedrooms; family bathroom. Outside: front forecourt, side area potentially usable as off-street parking subject to relevant planning/building regulations, and enclosed rear garden with paved area and wooden garden shed.

Location

The property is situated within the context of an established and strong letting location conveniently positioned for Heanor town centre. Shipley Country Park is close by, and Ilkeston and the M1 Motorway are a short commute away.

Tenure / Property Information

Investment Analysis

The supplied completed sales on Breach Road range from £87,000 to £110,000, with the latest identified sale at £110,000 in October 2025. The subject is also described as a three-bedroom end terrace, but the comparables' accommodation, condition and exact comparability are not supplied. A cautious base GDV of £110,000 is therefore used, with £87,000 as a low evidence point. The £145,000 guide is materially above the supplied comparable evidence before buyer premium and any works or other auction costs.

Investment Snapshot

Strategy Recommendation

Do not bid at or near the guide based on the supplied evidence. The asking level is materially above the available completed-sale evidence, while rent, condition, works and full auction costs remain unverified. Proceed only after legal, physical and rental due diligence supports a substantially lower purchase price.

Works Required

No specific defects or refurbishment requirements are evidenced. Allowance should not be estimated without inspection and the legal pack; verify the condition of the accommodation, services, kitchen, bathroom, external areas and the potential side parking area.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £110,000 base GDV, 75% refinance is estimated at £82,500. Against the £145,000 guide plus the known £1,740 buyer premium, and excluding unsupported works and other costs, indicative cash remaining is £64,240. This indicates weak refinance coverage before finance and tax.

Buy-to-Let Analysis

The property is vacant and located in a stated letting location, but no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Rent and gross yield cannot therefore be established. At the £145,000 guide, the known buyer premium is £1,740, before any works, finance, legal, insurance, void or other costs.

Flip Analysis

On the supplied base GDV of £110,000, guide purchase plus the known buyer premium totals £146,740 before works, selling costs, finance and tax. The indicative position is already £36,740 below base GDV, so a profitable flip is not supported by the available evidence.

Investor Risks & Due Diligence

• Guide price is materially above the supplied Breach Road completed-sale evidence.

• No reliable rental evidence is available, so income and yield cannot be assessed.

• Property condition and refurbishment costs are unsupported.

• Potential side parking requires access, planning and building-regulation approval.

• Additional fees may be contained in the legal pack and are not quantified.

• Vacant possession creates letting, void and initial compliance uncertainty.

Recommendation

Do not bid at or near the guide based on the supplied evidence. The asking level is materially above the available completed-sale evidence, while rent, condition, works and full auction costs remain unverified. Proceed only after legal, physical and rental due diligence supports a substantially lower purchase price.

Strategy Rating

Analysis Confidence

Several completed sales and the known buyer premium are supplied, but there is no rental evidence, EPC, council tax, condition report, refurbishment budget, comparable floor-area information or full legal-pack cost schedule.