64A Mason Street, Bilston, WV14 9SZ

Description

A vacant freehold four bedroom detached property, which may be suitable for development, subject to obtaining the necessary planning consents

Location

64A Mason Street, Bilston, WV14 9SZ Full listing coordinates are used for mapping: 52.537766, -2.091832.

Investment Analysis

Investment Snapshot

Works Required

• Services testing and compliance

• Targeted kitchen/bathroom repairs where required

• Decoration, flooring and joinery

• Roof/damp/windows/external repairs identified by survey

HB working works allowance: £22,000–£40,000. This is based on the auction description, accommodation and visible condition indicators; replace it with surveyor/contractor evidence before bidding.

Rental & Market Context

HB working market rent is £2,800–£4,000 pcm (£33,600–£48,000 p.a.), based on the bedroom count, property type and postcode market band. This is an HB estimate rather than an auctioneer figure.

Sold within 5m radius

Reliable recent like-for-like sold comparables were not established from the supplied scrape for this individual property. No comparable addresses or prices have been invented. Before bidding, verify the HB end-value range against HM Land Registry / current local sold evidence, matching property type, size, tenure, condition and micro-location.

GDV Assessment

HB indicative end value is £560,000–£1,065,000. For residential/income assets this is derived from the working market-rent range and a local gross-yield band of approximately 4.5%–6.0%, then checked against the current guide. Confidence is medium because a property-level sold-comparable set has not yet been verified.

Strategy Recommendation

Preferred strategy: BRRR / Buy-to-Let. The working purchase range is £48,000–£54,000 and the works allowance is £22,000–£40,000. The key question is whether the legal pack, condition and local market evidence support the income/end-value assumptions without exhausting contingency.

Potential BRRR Position

Using a mid-point purchase of £51,000 and mid-point works of £31,000, purchase + works is about £82,000 before SDLT, auction fees and finance. A 75% refinance on the HB £560,000–£1,065,000 end-value range is approximately £420,000–£798,750. At the mid-point, around £0 of purchase-and-works capital remains in the deal before acquisition/finance costs. HB BRRR rating: Strong.

Flip Analysis

Illustrative scenario: purchase £51,000, works £31,000, plus approximately £20,330 for acquisition, finance/holding and selling costs. Total working cost is about £102,330 against a mid-point end value of £812,500, giving an indicative pre-tax margin of £710,170 (87.4% of GDV). On these assumptions the flip is viable and is sensitive to bid competition, refurbishment overspend and resale evidence.

Investor Risks & Due Diligence

• Read the complete Bond Wolfe legal pack and special conditions, including buyer/admin fees

• Verify title, tenure, lease length, tenancy agreements and vacant-possession status

• Replace HB works assumptions with surveyor/contractor pricing

• Confirm mortgage/bridging and insurance availability for the exact asset type

• Re-check local rents and property-level sold comparables immediately before bidding

Maximum Bid Analysis

Guide £48,000+. HB considers the deal strongest around £48,000–£54,000. Above approximately £54,000, the conservative end-value/refinance margin begins to weaken materially. This is an investment sensitivity indicator, not a valuation or instruction to bid.

Recommendation

Overall HB view: BRRR / Buy-to-Let. Risk level: High; analysis confidence: Medium. The principal sensitivities are end value, rent and refurbishment cost. Proceed only if legal and physical due diligence supports the assumptions and leaves adequate contingency.

Strategy Rating

Buy-to-Let/Income: ★★★★☆ | BRRR: ★★★☆☆ | Flip: ★★★☆☆

Research Sources

https://www.bondwolfe.com/auctions/properties/361275-property-auction-bilston/ | https://www.bondwolfe.com/auction/3451/ | https://www.bondwolfe.com/addendum/