66 Hubert Road, Selly Oak, Birmingham, West Midlands, B29 6DS

Description

A traditional mid-terraced house of two storey brick construction surmounted by a pitched tile clad roof situated behind a walled fore court and forming part of the established residential Bournbrook district of Selly Oak, in a prime position to the University of Birmingham, abundance of shops and amenities on Bristol Road (B384) and approximately 150 metres from Selly Oak Train Station, 0.6 miles from Queen Elizabeth Hospital and 2.8 miles from Birmingham City Centre. The property requires some updating and offers scope for extension and development to increase the potential letting accommodation (subject to obtaining relevant planning consent).

Accommodation

Ground Floor: Front Reception Room: 3.46m (excluding bay) x 3.51m, Rear Reception Room: 3.78m x 3.51m, Kitchen: 2.47m x 1.81m, Bathroom with bath having shower over, wash basin and WC. First Floor: Stairs and Landing, Bedroom One: 3.79m x 3.48m, Bedroom Two: 3.48m x 3.51m.

Location

66 Hubert Road, Selly Oak, Birmingham, West Midlands, B29 6DS. The Cottons particulars describe the property as being within an established local residential/commercial area with access to nearby shops, amenities and transport links.

Key Investment Considerations

• Guide Price: £190,000+

• Tenure: Freehold

• Condition: Updating required

• Preferred strategy: Student Buy-to-Let / BRRR

Investment Analysis

Investment Snapshot

Strategy Recommendation

Preferred strategy: Student Buy-to-Let / BRRR. This is based on the Cottons property description, current condition, tenure and the guide price. It should be tested against the legal pack, inspection, finance and local market evidence before bidding.

Works Required

• Kitchen/bathroom modernisation

• Decoration and flooring

• Electrical/gas compliance

• Assess student/HMO layout and licensing

HB initial works allowance: £20,000–£30,000. This is an investment-feasibility allowance, not a contractor quotation.

Rental & Market Context

No current rent is stated in the Cottons particulars. For initial appraisal only, HB estimates market rent at approximately £1,000–£1,200 per month (£12,000–£14,400 per annum). This is an indicative market assumption, not an auctioneer-stated figure, and should be checked against current local lettings before bidding.

GDV / Resale Analysis

HB's indicative post-works / stabilised value range is £280,000–£320,000. This is an appraisal estimate only, not a RICS valuation. Confirm the figure using recent genuinely comparable sold evidence, adjusting for property type, condition, tenure, floor area, plot and any planning potential.

Properties Sold Within Approx. 5 Miles

Specific sold transactions are not contained in the supplied Cottons scrape, so no unverified addresses or sold prices have been inserted. Before bidding, verify recent Land Registry sales for closely comparable properties in the same postcode and surrounding area.

Potential BRRR Position

Using a middle-case appraisal of £190,000 purchase plus approximately £25,000 works gives an indicative project cost of about £215,000 before SDLT, legal, finance and auction charges. At the midpoint HB indicative value of £300,000, a purely illustrative 75% refinance would be about £225,000. That would leave approximately £0 of purchase/works capital in the project before acquisition and finance costs. Lender valuation and rental stress testing will determine the actual refinance position.

Flip Analysis

A midpoint resale appraisal of £300,000 less the £190,000 guide and midpoint works allowance of £25,000 gives an indicative gross spread of about £85,000 before SDLT, auction fees, legal costs, finance, utilities, insurance, holding costs, selling fees and contingency. This gross spread is not profit and should only be used as an initial feasibility check.

Investor Risks & Due Diligence

• Review the full Cottons legal pack, title and special conditions before bidding

• Confirm buyer's premium / administration charges and completion timetable

• Obtain an appropriate structural or condition survey

• Verify refurbishment quotations and contingency before setting a maximum bid

• Verify current local rental evidence and recent sold comparables

• Confirm lender requirements, valuation assumptions and exit finance

• Verify planning permissions, conditions, building regulations, access and services

Recommendation

Initial recommendation: Student Buy-to-Let / BRRR. The guide price may offer scope for value creation, but the investment case should only proceed if the legal pack, condition, rental evidence, finance and exit value all support the proposed maximum bid.

Strategy Rating

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