60, Pendennis Park, Brislington, Bristol, BS4 4JN

Description

An attractive mid-terraced Victorian house arranged as a 6-bedroom HMO, capable of producing in excess of £50,000 per annum in rental income. This well-configured and extended property comprises two double bedrooms, a large kitchen/dining/living room and a shower room on the ground floor. The first floor provides two further double bedrooms and a bathroom and the converted loft comprises two bedrooms and an additional shower room. Externally, the property benefits from a good-sized level garden to the rear. The property will appeal to HMO investors or private buyers seeking a generous home in a sought-after residential location.

Accommodation

Ground floor: two double bedrooms, a large kitchen/dining/living room and a shower room. First floor: two further double bedrooms and a bathroom. Converted loft: two bedrooms and an additional shower room. Externally: a good-sized level garden to the rear. Please refer to the floorplan for approximate room measurements and internal layout.

Location

Located on a peaceful residential street in Brislington, close to local amenities, green spaces, well-regarded schools and transport links into Bristol city centre. The area benefits from regular bus services, Brislington Park & Ride, access to the A4 Bath Road and Bristol Temple Meads station. Local amenities include independent shops, cafés, supermarkets and Brislington & Avonmeads Retail Parks. Nearby green spaces include Arnos Court Park, Nightingale Valley and Conham River Park.

Tenure / Property Information

Investment Analysis

The five supplied completed sales on Pendennis Park range from £302,000 to £427,500, with the three 2025 sales ranging from £335,000 to £427,500. The subject is materially different from an ordinary terraced-house comparison because it is described as an extended six-bedroom HMO, but no HMO-specific comparable, condition report, tenancy information or legal-pack details are supplied. A cautious evidence-led scenario range is £335,000 to £427,500, with £392,500 used as the base estimate. The £350,000 guide is below the base comparable indication before the buyer premium.

Investment Snapshot

Strategy Recommendation

Potential specialist HMO hold, subject to legal-pack review, HMO licensing and planning/building-regulation verification, inspection and confirmation of the stated rental income. Do not underwrite solely on the auctioneer's income estimate.

Works Required

No refurbishment works are evidenced. The existing HMO layout, bathrooms, kitchen/living accommodation, loft conversion and garden should be inspected and verified against the legal pack, planning/building-regulation records and licensing requirements before bidding. Any remedial or compliance works remain unquantified.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £392,500 base GDV scenario, 75% refinance is £294,375. The potential refinance proceeds would be below the £350,000 guide alone, before the £2,280 buyer premium and any works or other acquisition costs. A reliable cash-left-in calculation is unavailable because refurbishment, finance, compliance and full legal costs are not evidenced.

Buy-to-Let Analysis

The auctioneer states rental income in excess of £50,000 per annum, but this is an estimate rather than evidenced passing rent or achieved market rent. At the £350,000 guide, £50,000 would represent a gross yield in excess of 14.29% before the £2,280 buyer premium, finance, operating costs, voids, management, compliance and taxation. The yield cannot be fully established because the rent is not quantified and no tenancy schedule or HMO licence information is supplied.

Flip Analysis

A potential resale value is supported only by general terraced-house comparables on the same road, ranging from £335,000 to £427,500 for the selected scenarios. No works budget, selling-cost allowance, HMO-specific resale comparable or confirmed legal status is supplied, so a reliable flip surplus cannot be calculated.

Investor Risks & Due Diligence

• Tenure and title details have not been supplied and must be confirmed from the auction legal pack.

• The stated income is an auctioneer estimate, not verified passing rent or achieved rent.

• HMO licensing, planning consent and building-regulation compliance for the six-bedroom and converted-loft arrangement are unconfirmed.

• No condition survey or refurbishment budget is supplied.

• No parking, heating, council-tax or operating-cost information is supplied.

• The property-specific resale evidence is limited; the supplied comparables are general terraced-house sales and may not reflect HMO value.

• The £2,280 buyer premium is payable in addition to the purchase price, with other legal, finance and compliance costs unquantified.

Recommendation

Potential specialist HMO hold, subject to legal-pack review, HMO licensing and planning/building-regulation verification, inspection and confirmation of the stated rental income. Do not underwrite solely on the auctioneer's income estimate.

Strategy Rating

Analysis Confidence

There are several recent same-street completed sales and an auctioneer income indication, but the subject's tenure, HMO licensing, passing rent, condition, works requirement, costs and legal-pack position are not supplied.