648 Manchester Road, Westhoughton, Bolton, Lancashire BL5 3JD

Description

A well-presented, two-bedroom mid-terraced dwelling providing modern accommodation arranged over two floors. The ground floor comprises an entrance hallway, spacious reception room, modern fitted kitchen and WC with shower. To the first floor are two good-sized bedrooms and a house bathroom. The property is situated on Manchester Road, benefiting from excellent transport links via Junction 5 of the M61 and the A58. Westhoughton town centre is approximately one mile to the west, offering a range of national retailers and local amenities, including schools, shops and restaurants, together with Westhoughton railway station. Bolton town centre is approximately three miles to the north-east. The property will appeal to both owner-occupiers and investors alike, seeking a well-located home offering modern, well-maintained accommodation.

Accommodation

Ground Floor: Entrance hallway, reception room, kitchen, W.C. with shower. First Floor: 2x bedrooms, bathroom.

Location

Situated on Manchester Road, with transport links via Junction 5 of the M61 and the A58. Westhoughton town centre is approximately one mile to the west and Bolton town centre approximately three miles to the north-east. Westhoughton railway station, schools, shops and restaurants are nearby.

Tenure / Property Information

Investment Analysis

The strongest evidence is the same property selling for £130,000 on 6 July 2026, which supports a base GDV of £130,000. Nearby Manchester Road terraced sales range from £130,000 to £200,000, while earlier sales of this property were £95,000 and £106,000. The wider range indicates differing condition, specification or timing, so £200,000 is treated only as an evidence-supported high scenario rather than the expected value.

Investment Snapshot

Strategy Recommendation

Potentially suitable for a buy-to-let or owner-occupier purchase if the £975 pcm rent and property condition are independently verified. Bid only after reviewing legal, tenure and special-condition information, as a refurbishment or flip case is not sufficiently evidenced.

Works Required

The description identifies modern, well-maintained accommodation and does not evidence specific refurbishment defects. Inspection-led minor maintenance or redecoration may be required, but no supported cost allowance can be quantified.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the guide price, the supported 75% refinance against the £130,000 base GDV is £97,500. A complete BRRR cash-left-in calculation is not possible because refurbishment, finance, tax and other project costs are not supplied. The strategy also depends on the purchase price, actual condition and the achieved post-refurbishment valuation.

Buy-to-Let Analysis

At the £130,000 guide and the advertised asking rent of £975 pcm, annualised rent is £11,700 and the headline gross yield is 9.0%. Including the 1.8% buyer premium of £2,340 would reduce the yield on acquisition cost before any works, finance, tax or operating costs, but a full total-cost yield cannot be established because refurbishment and other costs are unsupported. The rent is an advertised asking figure, not achieved or passing rent.

Flip Analysis

The latest same-property sale supports a £130,000 base GDV, equal to the guide price before the 1.8% buyer premium. Nearby sales up to £200,000 provide a higher market reference, but do not establish that value for this property. No supported works budget, selling allowance or full project-cost basis is available, so a reliable flip surplus cannot be calculated.

Investor Risks & Due Diligence

• The £975 pcm figure is an advertised asking rent rather than achieved or passing rent.

• The property tenure, lease length and lease terms are not supplied.

• No condition survey or quantified refurbishment allowance is available.

• Additional fees may be listed in the Special Conditions of Sale.

• The comparable sales show a wide range, so the £200,000 high scenario is not validated for this property.

• Finance, tax, voids, management, maintenance and selling costs are not supplied.

Recommendation

Potentially suitable for a buy-to-let or owner-occupier purchase if the £975 pcm rent and property condition are independently verified. Bid only after reviewing legal, tenure and special-condition information, as a refurbishment or flip case is not sufficiently evidenced.

Strategy Rating

Analysis Confidence

There is a recent completed sale for the same property, several nearby completed sales and one advertised rental listing. However, tenure, lease details, condition inspection, EPC, passing rent, refurbishment costs, selling costs and other auction costs are not supplied.