61 Victoria Road, Edlington, Doncaster, South Yorkshire, DN12 1BQ

Description

A large three bedroom semi-detached property, benefiting from a gated driveway, front and rear gardens and a convenient location in a popular area of Doncaster. The property is currently let, with the seller advising a rental income of £7,800 per annum. The property is situated close to a range of local facilities and amenities, with good access to major road and motorway links. Vacant properties of this type and in good order can, according to the seller, achieve values in the region of £120,000. No viewings are available by request of tenants. Auction House has not attended the property and the photographs and information have been provided by the seller.

Accommodation

Hallway; Lounge – 4.33 x 3.91; Kitchen/Diner – 4.00 x 3.64 approx.; Storage; Utility Room with downstairs WC; First Floor Landing; Bedroom 1 – 3.98 x 3.09; Bedroom 2 – 3.71 x 3.08; Bedroom 3 – 3.97 x 2.62; Bathroom – 2.79 x 2.59; Outside – gated driveway, front and rear gardens.

Location

Situated close to a range of local facilities and amenities, with good access to major road and motorway links, in a popular area of Doncaster.

Tenure / Property Information

Investment Analysis

The seller states that vacant properties of this type in good order can achieve around £120,000. This is not an independent valuation. The strongest supplied comparable is 11 Victoria Road at £50,000 in August 2023; the other supplied sales are materially older. No viewing is available, and the auctioneer has not inspected the property, so current condition and any adjustment to the £120,000 indication cannot be verified.

Investment Snapshot

Strategy Recommendation

Potential income hold subject to verification of the tenancy, rent and property condition. Do not rely on the £120,000 GDV or bid aggressively without inspection and full legal and cost due diligence.

Works Required

No specific defects or works are evidenced. A pre-completion review of the seller-provided information, tenancy, condition, services and external areas is required; refurbishment requirements cannot be costed without inspection.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the seller's unverified £120,000 GDV indication, 75% refinancing would be approximately £90,000. A reliable BRRR cash-left-in calculation is not possible because condition, refurbishment cost, total acquisition costs and tenancy information are incomplete. The inability to inspect the property is a material risk.

Buy-to-Let Analysis

The seller advises rental income of £7,800 per annum, equivalent to £650 pcm, but this is unverified and no external rental comparable or passing-rent evidence is supplied. On the guide range, the gross yield is approximately 14.18% at £55,000 and 10.40% at £75,000, before finance, operating costs, tax and auction costs. Tenancy terms, arrears, deposit and compliance should be verified.

Flip Analysis

A notional £120,000 resale value is indicated by the seller, but current condition, refurbishment cost, selling costs and the complete acquisition cost are unknown. A supported flip surplus therefore cannot be calculated. The £50,000 2023 same-road sale provides useful context but is not sufficient to establish a formal resale value.

Investor Risks & Due Diligence

• No viewings are available and the auctioneer has not inspected the property.

• Photographs and property information were provided by the seller, so condition and accommodation should be independently verified where possible.

• The stated £120,000 value is a seller indication rather than an independent valuation.

• The £7,800 annual rent is seller-advised and passing rent, tenancy terms, arrears and compliance are unverified.

• Buyer costs are incomplete; a £3,600 administration charge is stated and additional charges may apply.

• The supplied comparable evidence is limited, with only one recent same-road sale and older historic transactions.

• The property is currently let, so vacant possession, access and tenant-related matters require legal verification.

Recommendation

Potential income hold subject to verification of the tenancy, rent and property condition. Do not rely on the £120,000 GDV or bid aggressively without inspection and full legal and cost due diligence.

Strategy Rating

Analysis Confidence

The property description, tenure, seller rent, guide range and limited sale evidence are supplied, but there is no viewing, no independent valuation, no external rental evidence, no tenancy detail, no condition assessment and no refurbishment estimate.