7 Edom Villas, Mayfield Street, Hull, HU3 1PB

Description

A terrace house requiring modernisation with accommodation arranged on three floors. Situated in a cul-de-sac off Mayfield Street, close to amenities in Hull City Centre and travelling facilities including Hull Train Station. Pearson Park and University of Hull are also nearby.

Accommodation

Top Floor: One room. First Floor: Two rooms. Ground Floor: Entrance Hall, Living Room, Kitchen (without fittings), Bathroom/WC. Yard at rear.

Location

Situated in a cul-de-sac off Mayfield Street, close to the amenities available in Hull City Centre and travelling facilities including Hull Train Station. Pearson Park and University of Hull are also nearby.

Tenure / Property Information

Investment Analysis

Recent HM Land Registry evidence for the same Edom Villas terrace row ranges from £50,000 to £60,000 in 2026, with earlier sales at £60,000, £65,000 and £85,000. A base GDV of £60,000 is supported, with a low scenario of £50,000 and high scenario of £65,000. The subject requires modernisation, has a kitchen without fittings and an EPC rating of F; the absence of bedroom information and detailed condition evidence limits valuation confidence.

Investment Snapshot

Strategy Recommendation

Treat as a refurbishment-led acquisition only after inspection, legal review and a priced schedule of works. The low guide is potentially attractive against same-row sales, but the lack of works, rent and selling-cost evidence prevents a reliable bid or return calculation.

Works Required

Modernisation is required. Evidenced works include fitting out the kitchen, reviewing and upgrading the property to address its EPC F rating, and carrying out any further repairs or redecoration identified by inspection. No detailed schedule or cost evidence was supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £20,000 guide, the £1,500 inclusive-of-VAT buyer premium would be payable, alongside any applicable seller fees and refurbishment costs. A 75% refinance against the £60,000 base GDV would indicate £45,000 gross borrowing, but cash left in cannot be calculated without supported works and total-cost figures. Deposit requirements and special-condition fees also require review.

Buy-to-Let Analysis

BTL cannot be underwritten from the supplied evidence because no sufficiently specific rental comparable or auctioneer rent estimate was provided. Gross yield, operating surplus and maximum bid therefore cannot be established. The vacant property also requires modernisation before letting.

Flip Analysis

The same-row sold evidence supports a base resale value of approximately £60,000, with a £50,000–£65,000 evidence range. A flip surplus cannot be calculated because refurbishment costs, finance costs and selling costs were not supplied. The kitchen, EPC F rating and general modernisation requirement are the principal known project considerations.

Investor Risks & Due Diligence

• The property is described as requiring modernisation.

• The kitchen is without fittings.

• EPC rating is F, creating potential upgrade and compliance cost.

• No sufficiently specific rental evidence or auctioneer rent estimate was supplied.

• Detailed condition, bedroom configuration and refurbishment costs are not evidenced.

• The seller may charge additional fees under the special conditions of sale.

• The buyer must meet the stated deposit and buyer-fee payment requirements within 24 hours of the auction date.

Recommendation

Treat as a refurbishment-led acquisition only after inspection, legal review and a priced schedule of works. The low guide is potentially attractive against same-row sales, but the lack of works, rent and selling-cost evidence prevents a reliable bid or return calculation.

Strategy Rating

Analysis Confidence

The property has several close HM Land Registry comparables and a clear guide price, but bedroom information, detailed condition, refurbishment costs, rental evidence, finance costs and possible seller fees are unavailable.