70 Church Road & 28 Meend Garden Terrace, Cinderford, Gloucestershire, GL14 2EA

Description

Two Detached Houses in Need of Renovation. An opportunity to acquire two detached houses located in Cinderford. 70 Church Road is a four-bedroom detached house benefiting from double glazing, gas central heating (not tested) and a large rear garden. Located to the rear of 70 Church Road, on a separate title, 28 Meend Garden Terrace is a two-bedroom detached house which is currently in shell condition and requires further work to complete. The properties offer potential for dual-family accommodation, two separate residences or short-term rental use (subject to all necessary consents).

Accommodation

70 Church Road Ground Floor: Entrance hall, two living rooms, dining room, kitchen, utility room, shower room and W.C. First Floor: Four bedrooms and a bathroom. 28 Meend Garden Terrace Ground Floor: Living room, dining room, kitchen, dilapidated sun room, bathroom and utility room. First Floor: Two bedrooms.

Location

Cinderford is a historic mining town on the eastern fringe of the Forest of Dean, with good access to Gloucester via the A48. A range of local shops, restaurants and leisure facilities are available nearby, with the surrounding Forest of Dean and Wye Valley National Landscape offering further leisure activities.

Tenure / Property Information

Investment Analysis

The supplied sold comparables are detached freehold properties on Church Road ranging from £150,000 to £285,000, including £280,000 for 40A Church Road in November 2024. However, they do not establish the combined value of these two properties, particularly as 28 Meend Garden Terrace is in shell condition and both properties require renovation. A reliable GDV cannot be established from the evidence supplied.

Investment Snapshot

Strategy Recommendation

Proceed only after full inspection, legal review, refurbishment quotations and valuation of each property separately. Do not rely on the guide price alone to support a BTL, BRRR or flip purchase.

Works Required

Renovate 70 Church Road and complete the shell-condition 28 Meend Garden Terrace. Works should address the described internal renovation requirements, the dilapidated sun room at 28 Meend Garden Terrace, and testing of the gas central heating at 70 Church Road. Further scope and costs require inspection and quotations.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be quantified without a supported post-works GDV, refurbishment budget, rent evidence and finance assumptions. At the £186,000 guide, the stated buyer premium and percentage admin charge total £3,390, before any additional special-condition costs, but renovation costs remain unknown.

Buy-to-Let Analysis

BTL returns cannot be established because no sufficiently specific rental comparables or auctioneer rent estimate were supplied. Two separate residences may offer letting flexibility, but suitability, completed condition and any required consents must be confirmed.

Flip Analysis

A flip appraisal cannot be quantified. The available Church Road comparables provide context but do not establish a combined resale value for two detached houses with one property in shell condition. Selling costs and renovation costs are also not supplied.

Investor Risks & Due Diligence

• 28 Meend Garden Terrace is currently in shell condition and requires further work to complete.

• Both houses are described as requiring renovation, but the scope and cost are not supplied.

• The gas central heating at 70 Church Road has not been tested.

• 28 Meend Garden Terrace has an EPC rating of F.

• Dual-family accommodation, two separate residences or short-term rental use may require necessary consents.

• Special Conditions of Sale may impose additional search, seller-cost, legal, transfer or disbursement charges.

• The two properties are on separate titles, requiring separate legal and title review.

Recommendation

Proceed only after full inspection, legal review, refurbishment quotations and valuation of each property separately. Do not rely on the guide price alone to support a BTL, BRRR or flip purchase.

Strategy Rating

Analysis Confidence

The evidence includes detailed accommodation, tenure and several local sold comparables, but lacks a combined valuation, refurbishment costs, rental evidence, parking information, council tax, legal special-condition costs and confirmation of services or condition beyond the description.