7 Cresswell Road, Sheffield, South Yorkshire S9 4JN

Description

Description A three double bedroomed mid terraced home situated on a cul de sac location and available with vacant possession. The property would benefit a scheme of refurbishment and upgrading and will have appeal to property professionals and landlords.

The house has gas central heating, double glazing and an off shot layout. Darnall has an excellent range of local amenities and facilities, supermarkets, good transport links, schools and local medical facilities.

Accommodation Ground Floor Bay windowed Sitting Room Lobby and stairs to first floor Dining Room with access to the cellar Off shot kitchen First Floor Large landing area and stairs to the Attic Bedroom Double Bedroom 1 Double Bedroom 2 Bathroom/W.C.

Second Floor Large Attic Bedroom 3 Outside Front forecourt and enclosed rear yard Tenure Freehold

Investment Analysis

Investment Snapshot

Underwriting basis. This is an indicative desktop appraisal. GDV is an estimated post-works/open-market value, not a guaranteed valuation. Comparable research is widened from the same street/postcode to the surrounding market up to approximately five miles where necessary.

Market Comparables

• 12 Cresswell Road – 3-bed terrace – sold Apr 2023 £105,000

• 6 Cresswell Road – 3-bed terrace – sold May 2019 £54,000

• 5 Cresswell Road – 2-bed semi – sold Sep 2018 £75,000

HB estimated GDV: £110,000 low / £120,000 base / £130,000 high. The range reflects comparable quality, condition and the fact that auction stock can trade below normal owner-occupier market value.

Proposed Works

The allowance follows the auction description/visible condition and investor-standard refurbishment scope. It is not a structural survey or contractor quotation.

Rental Value

Working market rent is approximately £775 pcm (£9,300 pa). For scenario testing, use roughly £713 / £775 / £837 pcm for low/base/high cases. This is an indicative market-rent estimate and should be read alongside any passing tenancy stated by the auctioneer.

Low / Base / High Investment Scenario

Buy-to-Let

Base rent £775 pcm gives 9.3% gross yield on guide and 6.6% on guide plus midpoint works. These are gross yields before voids, repairs, management, insurance and finance.

BRRR Analysis

Guide £100,000 + midpoint works £41,750 + auction fee allowance £1,800 + legal/valuation £1,500 + indicative six-month bridge/arrangement cost £4,550 + holding allowance £1,500 gives a pre-SDLT all-in cost of approximately £151,100. At base GDV £120,000, a 75% refinance is £90,000, leaving approximately £61,100 capital in before SDLT. Low/high refinance outcomes are £82,500 / £97,500.

Flip Analysis

Using base GDV £120,000, pre-SDLT all-in cost £151,100 and selling/legal allowance £2,504, indicative pre-tax/pre-SDLT flip surplus is £-33,604. That is approximately -22.2% profit on cost and -28.0% of GDV. A 5% sale-price reduction and 15% works overrun should be stress-tested before bidding.

Maximum Bid Indicator

For an indicative 15% pre-tax profit-on-cost target before SDLT, the desktop purchase ceiling is approximately £59,947. This is a screening figure, not a formal valuation or bidding recommendation.

Strategy Rating

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

Key Risks

Confirm legal title/tenure, occupancy, planning/licensing, service charge/ground rent where relevant, structural condition, utilities, abnormal works and finance terms. Market comparables are indicative and should be refreshed immediately before bidding.