622 Thornton Road, Bradford, BD8 9SF

Description

A terrace house requiring modernisation with accommodation arranged on two floors.

Accommodation

First Floor: Bedroom (One), Bedroom (Two), Bathroom/WC. Ground Floor: Entrance Hall, Living Room, Dining Room, Kitchen. Yard at Rear.

Location

Situated on Thornton Road, close to the amenities available in Bradford City Centre and travelling facilities including Bradford Interchange and Bradford Forster Square Train Stations. West Park is also nearby.

Tenure / Property Information

Investment Analysis

Same-road completed sales range from £58,000 to £80,000 for 2023–2024 transactions, with £68,000 in 2022. The £134,500 2021 sale is materially higher and has no supporting condition detail, so it is not used as the base scenario. A supported indicative GDV range is £58,000–£80,000, with £68,000 as the base estimate; this is not a formal valuation.

Investment Snapshot

Strategy Recommendation

Proceed only subject to a full inspection, a priced modernisation schedule and review of the special conditions. Without verified rent and works costs, avoid underwriting this as a BTL, BRRR or flip opportunity at an aggressive price.

Works Required

Modernisation of the two-storey terrace house as required by its description. The evidence does not specify individual defects, scope, specification or contractor costs, so no detailed works budget is assumed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the base GDV of £68,000, 75% refinance is approximately £51,000. Cash left in cannot be calculated because refurbishment costs and any applicable seller fees are unknown. The £51,000 refinance figure would also need to cover the purchase, buyer premium and project costs.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Gross yield cannot therefore be calculated. The £45,000 guide plus the £1,500 buyer premium excludes unknown refurbishment and seller costs.

Flip Analysis

A resale analysis cannot be completed reliably because the refurbishment allowance and selling costs are unsupported. Completed same-road evidence indicates a broad £58,000–£80,000 value range, leaving limited certainty on any potential margin above the £45,000 guide.

Investor Risks & Due Diligence

• Unknown modernisation scope and refurbishment cost.

• No sufficiently specific rental evidence, preventing reliable yield analysis.

• Seller may charge additional completion fees under the special conditions.

• The £134,500 historic comparable is materially above the more recent £58,000–£80,000 evidence, creating valuation uncertainty.

• Auction completion requires the balance of the 10% deposit subject to the stated minimum and the buyer premium within 24 hours.

Recommendation

Proceed only subject to a full inspection, a priced modernisation schedule and review of the special conditions. Without verified rent and works costs, avoid underwriting this as a BTL, BRRR or flip opportunity at an aggressive price.

Strategy Rating

Analysis Confidence

There are several same-road completed sales and clear tenure, occupancy and guide-price information, but no rental evidence, refurbishment specification or costs, selling allowance, or complete special-condition fees.