6 Highfield Road, Cleator Moor, Cumbria CA25 5NT

Description

A freehold three bedroomed end link house in this village with easy access to the Lake District National Park and Whitehaven. The property is generally well maintained but dated and is a good residential investment property with sitting room, dining kitchen and three bedrooms and shower room upstairs.

Accommodation

Ground Floor: Hall; Sitting Room 15'3 x 12'3; Dining Kitchen 18'6 x 10'. First Floor: Shower Room/WC 7'9 x 5'6; Rear Bedroom 10'6 x 9'6; Front Bedroom 13' x 10'9; Front Bedroom 10' x 7'6. Outside: Front and rear gardens - see the title plan.

Location

The property is in a village with easy access to the Lake District National Park and Whitehaven. What3words location: ///saying.grades.music

Tenure / Property Information

Investment Analysis

The £50,000 guide is below the supplied same-street sold evidence of £84,000–£122,500. A base GDV of £105,000 is used, broadly aligned with the £105,000 comparable, with low and high scenarios based on the observed comparable range. The property is described as generally well maintained but dated. No quantified refurbishment costs, buyer premium or completion disbursements are supplied.

Investment Snapshot

Strategy Recommendation

Potential BTL acquisition subject to legal-pack review, inspection and confirmation that the £350 pcm rent is achievable. Do not rely on a flip or BRRR strategy until works, fees, condition and resale value are verified.

Works Required

Inspect the property and legal pack before bidding. Allow for assessment and potential updating of dated decoration and finishes, with kitchen and shower-room works only if inspection identifies a need. No specific defects or quantified works are evidenced.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At a base GDV of £105,000, 75% refinance is estimated at £78,750. A BRRR cash-left-in calculation cannot be completed because refurbishment costs, buyer premium and other acquisition costs are not supplied. The apparent guide-to-GDV margin is attractive but remains dependent on legal-pack review, inspection and achieved market value.

Buy-to-Let Analysis

Using the supplied £350 pcm advertised asking rent, annual gross rent is £4,200 and the gross yield on the £50,000 guide is 8.4%. This is asking-rent evidence rather than achieved rent, and the yield before operating costs, finance, buyer premium, disbursements and any refurbishment. Yield on all-in cost cannot be established because works and total acquisition costs are unknown.

Flip Analysis

The supplied sold evidence supports a broad indicative GDV range of £84,000–£122,500, with £105,000 as the base case. A reliable flip surplus cannot be calculated because refurbishment costs, buyer premium, disbursements and selling costs are unknown. The property is described as dated but generally well maintained, so the extent of value-adding works is also unquantified.

Investor Risks & Due Diligence

• Freehold listing states 'See Legal Pack'; title and legal matters require verification.

• Buyer premium amount is unspecified and additional disbursements or seller-related costs may apply.

• The £350 pcm figure is an advertised asking rent, not a confirmed achieved or passing rent.

• The property is described as dated, but condition and refurbishment costs are not quantified.

• Supplied same-street sold prices vary materially from £84,000 to £122,500.

• Parking, heating, council tax and occupancy details are not supplied.

Recommendation

Potential BTL acquisition subject to legal-pack review, inspection and confirmation that the £350 pcm rent is achievable. Do not rely on a flip or BRRR strategy until works, fees, condition and resale value are verified.

Strategy Rating

Analysis Confidence

There is useful same-street sold evidence and one advertised rent, but no formal valuation, achieved rent, quantified works, buyer premium, disbursements, occupancy information or full legal-pack details.