6 Newbold Avenue, Derby, Derbyshire, DE72 3GL

Description

Freehold three floor (3 bed plus loft room) semi-detached house requiring modernisation. Full vacant possession.

Accommodation

Second floor: loft room. First floor: three bedrooms, bathroom/WC. Ground floor: reception room, kitchen/diner, conservatory, cloakroom/WC. Outside: driveway to the front and rear garden. Gross Internal Area GIA approximately 86 sq m (925 sq ft).

Location

The property is situated on Newbold Avenue, located off Nottingham Road via Draycott Road. Public transport links include Derby mainline rail station and local bus services. Road links include the A52 and M1 Motorway. Shopping amenities are available locally within Borrowash Village Centre and in Derby City Centre. Recreational pursuits include Elvaston Castle Country Park and the River Derwent corridor.

Tenure / Property Information

Investment Analysis

The available completed sales are all semi-detached freehold properties on Newbold Avenue. The most recent evidence is £199,995 in December 2025 and £235,000 in May 2024, with older sales ranging from £225,000 to £272,000. As the subject requires modernisation and the comparables’ condition, size and specification are not supplied, a cautious base GDV estimate of £217,500 is used, with a supported evidence range of £199,995 to £235,000. The £130,000 guide is materially below this estimated GDV, but refurbishment cost, seller fees and property condition remain unquantified.

Investment Snapshot

Strategy Recommendation

Treat as a potential refurbishment-led resale or rental project only after confirming condition, obtaining a detailed works quotation and reviewing the Special Conditions of Sale. Do not rely on the apparent guide-to-GDV discount alone.

Works Required

General modernisation is indicated by the auction description. The scope and cost cannot be established from the supplied evidence; a full inspection and refurbishment quotation are required before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the base GDV estimate, 75% refinance proceeds would be approximately £163,125. A BRRR assessment cannot be completed because refurbishment costs, total acquisition costs and finance assumptions are not supplied. The £1,800 inclusive contract documentation fee is known, while additional seller fees may apply.

Buy-to-Let Analysis

No sufficiently specific rental evidence or auctioneer rent estimate is supplied, so rent and gross yield cannot be established. The vacant possession status may suit a rental strategy, but viability depends on verified market rent, refurbishment cost, finance costs and the unknown seller fees.

Flip Analysis

The evidence suggests a potential GDV above the £130,000 guide, but the resale surplus cannot be calculated because refurbishment costs, additional seller fees and any supported selling allowance are unavailable. The older £272,000 comparable is not relied upon as a base valuation due to its date and absent condition/specification evidence.

Investor Risks & Due Diligence

• The property is stated to require modernisation, but the extent and cost of works are unknown.

• No sufficiently specific rental evidence is available, preventing a reliable BTL yield assessment.

• Additional seller fees may be payable under the Special Conditions of Sale and are not quantified.

• The comparable sales do not include condition, floor area or specification details, limiting GDV precision.

• The property is vacant and heating information is not supplied; inspection is required before bidding.

Recommendation

Treat as a potential refurbishment-led resale or rental project only after confirming condition, obtaining a detailed works quotation and reviewing the Special Conditions of Sale. Do not rely on the apparent guide-to-GDV discount alone.

Strategy Rating

Analysis Confidence

There is useful same-street completed-sale evidence and a stated guide price, but no condition survey, refurbishment budget, rental evidence, detailed comparable specifications or complete fee schedule.