6 Dougill Street, Bolton, Greater Manchester BL1 5JY

Description

Two bed mid terrace house which is currently tenanted. We are informed that the tenants pay £600 pcm (£7,200 pa). The house benefits from UPVC double glazing and gas central heating.

Accommodation

Ground Floor – front lounge, rear kitchen / dining room. First Floor – front bedroom, rear bedroom and bathroom. To the rear is a yard area.

Tenure / Property Information

Investment Analysis

Same-street sold evidence ranges from £70,000 to £113,500. The three 2024 sales averaged £98,500, supporting a base GDV of £98,500, with £82,000 low and £113,500 high scenarios. This is not a formal valuation.

Investment Snapshot

Strategy Recommendation

Consider as a cautious income-led BTL, subject to tenancy, legal-pack and property-condition verification. The current £600 pcm rent is materially below advertised local asking rents, so do not underwrite on £825–£830 pcm without evidence.

Works Required

No refurbishment works are evidenced. Allowance is therefore £0 for calculations, subject to inspection and legal-pack review. Ongoing maintenance and tenant-related costs are not included.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the guide and with no evidenced refurbishment allowance, total known cost is approximately £93,600 including the minimum administration charge. A 75% refinance against the £98,500 base GDV would provide approximately £73,875, leaving indicative cash in of £19,725 before finance, tax and other costs. This is not a formal refinance valuation.

Buy-to-Let Analysis

The stated passing rent is £600 pcm, producing £7,200 annually and an 8.00% gross yield on the £90,000 guide, or 7.69% including the £3,600 minimum buyer administration charge. Advertised rents of £825–£830 pcm are asking rents only and are not assumed achievable. Unknown disbursements, legal, finance, maintenance and management costs reduce the net return.

Flip Analysis

The base GDV of £98,500 less the £93,600 known purchase and administration cost leaves approximately £4,900 before selling costs, finance, tax, legal costs and any works. A reliable flip surplus cannot be established because selling costs and refurbishment requirements are unsupported.

Investor Risks & Due Diligence

• Current rent is £600 pcm and may not increase to advertised asking-rent levels.

• Additional legal-pack disbursements and seller-related costs may be payable.

• Property condition and refurbishment requirements are not evidenced.

• Leasehold ownership requires review of the lease and any related charges.

• Gross yields exclude finance, tax, management, maintenance, voids and compliance costs.

Recommendation

Consider as a cautious income-led BTL, subject to tenancy, legal-pack and property-condition verification. The current £600 pcm rent is materially below advertised local asking rents, so do not underwrite on £825–£830 pcm without evidence.

Strategy Rating

Analysis Confidence

Same-street completed sales, stated passing rent, guide price and buyer charge are supplied. Condition, tenancy terms, disbursements, selling costs and achieved market rent are not evidenced.