71 Coppice Road, Walsall Wood, Walsall, West Midlands

Description

Auction House Birmingham are proud to present for sale this two-bedroom semi-detached house, situated on Coppice Road. The property benefits from a full planning application for a two storey side and rear extension at 71 Coppice Road. Demolition of garage and workshop replaced with new detached 3 bed dwelling house. Planning App Number 24/0870. The property also presents itself as an appealing opportunity for investors, developers and owner-occupiers seeking a property they can change to their own specification. The property requires a programme of modernisation and refurbishment but offers considerable potential to create an attractive home or residential investment. Any alterations, extensions or change of use would remain subject to the necessary consents and the purchaser’s own investigations.

Accommodation

Ground Floor: Living Room 3.58m x 3.49m; Kitchen 3.60m x 3.33m; Main Bathroom 2.46m x 2.09m; Pantry Area 1.75m x 1.72m; Sun Room 2.99m x 1.91m; Garage 4.99m x 4.26m. First Floor: Bedroom 1 3.59m x 3.36m; Bedroom 2 3.63m x 3.50m.

Location

Thanks to its Walsall Wood location, the property is situated within reach of local shops, schools and everyday amenities.

Tenure / Property Information

• Tenure: Freehold
• EPC: Current Rating F
• Services: Interested parties are requested to make their own enquiries to the relevant authorities as to the availability of services.

Investment Analysis

The supplied comparable sales are three terraced transactions from 2019 and two from 2015 or earlier, ranging from £110,000 to £133,000. They do not provide reliable current evidence for this property, particularly given the stated modernisation requirement and proposed planning opportunity. A supported current GDV cannot therefore be established. The £230,000 guide is subject to a 1% plus VAT buyer premium, a £2,040 administration charge and any legal-pack disbursements.

Investment Snapshot

Guide / Starting Bid: £230,000 (plus fees)

Monthly Rent: £875 pcm

Annual Income: £10,500

Gross Yield on Guide: 4.6%

Market Comparables

Recent HM Land Registry sold evidence

• 1. 76, COPPICE ROAD, WALSALL, WALSALL, WS9 9BH — £123,000 — 2019-08-19 — Terraced — Freehold
• 2. 50, COPPICE ROAD, WALSALL, WALSALL, WS9 9BH — £132,000 — 2019-01-23 — Terraced — Freehold
• 3. 78, COPPICE ROAD, WALSALL, WALSALL, WS9 9BH — £133,000 — 2019-01-23 — Terraced — Freehold
• 4. 70, COPPICE ROAD, WALSALL, WALSALL, WS9 9BH — £110,000 — 2015-07-20 — Terraced — Freehold
• 5. 70, COPPICE ROAD, WALSALL, WALSALL, WS9 9BH — £88,000 — 2011-04-15 — Terraced — Freehold

Proposed Works

Modernisation and refurbishment to create a home suitable for occupation or letting, including addressing the implications of the current EPC F rating. The described garage/workshop demolition and two-storey side and rear extension, including a proposed detached three-bedroom dwelling, should only be pursued subject to verifying planning status, consents, feasibility and costs.

Rental Value

• 1. Property to rent in Coppice Road, Walsall Wood, ... — 2 bed — £875 pcm — Advertised asking rent
• 2. 43 properties to rent in Walsall, West Midlands — 2 bed — £2,000 pcm — Advertised asking rent

HB Estimated Rent: £875 pcm

BTL Analysis

Monthly / Annual Rent: £875 pcm / £10,500 pa

Gross Yield on Guide: 4.6%

The relevant supplied rental evidence is an advertised asking rent of £875 pcm for a two-bedroom property on Coppice Road, equivalent to £10,500 annually. Against the £230,000 guide this indicates approximately 4.6% gross yield before refurbishment, finance, insurance, maintenance, voids, management, taxes and auction costs. It is an asking rent rather than achieved rent, and the property requires modernisation, so net returns cannot be established.

BRRR Analysis

Guide Price: £230,000 (plus fees)

A BRRR assessment cannot be completed reliably because no supported current GDV, refurbishment allowance or finance costs are supplied. The guide already exceeds the historic local sold evidence, while the planning opportunity is not financially quantified. Refinance proceeds at 75% of GDV therefore cannot be calculated.

Flip Analysis

Guide Price: £230,000 (plus fees)

A flip surplus cannot be calculated because there is no supported current GDV, works budget or selling-cost allowance. The historic comparable evidence is insufficiently current to validate the £230,000 guide, and the planning proposal requires purchaser verification before any value is attributed to it.

Strategy Recommendation

Proceed only after legal, planning, building-condition and independent valuation due diligence. On the supplied evidence, treat this primarily as a cautious refurbishment or owner-occupier opportunity rather than a confirmed development or BRRR project.

Strategy Rating

★★☆☆☆

Key Risks

• The comparable sales are historic, with the most recent supplied transaction dated 2019, and may not support the £230,000 guide.
• The property requires modernisation and has an EPC rating of F, but no refurbishment survey or cost estimate is supplied.
• The planning reference and proposed extension/new dwelling require verification; no planning decision, conditions, build costs or viability evidence is supplied.
• The £875 pcm figure is an advertised asking rent, not achieved or passing rent.
• The 1% plus VAT buyer premium, £2,040 administration charge and any legal-pack disbursements increase acquisition cost.
• No occupancy, parking, heating or council-tax information is supplied.

Analysis Confidence

Low-Medium

A guide price, one relevant advertised rent, historic sold comparables, basic accommodation and stated planning/refurbishment context are supplied, but there is no current GDV evidence, works cost, planning decision, legal-pack detail or confirmed achieved rent.