76, Brecks Road, Retford, Nottinghamshire, DN22 7UB

Description

A spacious two bedroom, end terraced property providing ample opportunity to become a rental investment after necessary refurbishments. The property is located in the popular area of Ordsall, close to Ordsall Primary School meaning this could also make a nice family home after a programme of modernisation. Further amenities such as shops, bars and restaurants can be found in Retford Town Centre which is just a short distance away. The area is also conveniently served by public transport links, with Retford Train Station just a short drive away, making surrounding areas easily accessible.

Accommodation

Ground Floor: Entrance Hall, Kitchen and Lounge. First Floor: Landing, Two Bedrooms, Bathroom and Separate W/C. External: Off-Street Parking and Rear Garden.

Location

Located in the popular area of Ordsall, close to Ordsall Primary School. Shops, bars and restaurants can be found in Retford Town Centre, which is a short distance away. Retford Train Station is just a short drive away.

Tenure / Property Information

Tenure	Unregistered property
EPC	E
Council Tax	Band A
Parking	Off-street parking

Investment Analysis

The £75,000 guide is materially below the two supplied nearby completed sales: £130,000 at 78 Brecks Road in July 2024 and £145,000 at 70 Brecks Road in May 2026. These provide an evidence-based indicative post-modernisation value range of £130,000–£145,000, with a midpoint base GDV of £137,500. However, the comparables are not confirmed as identical in size, specification or condition, and the subject is described as requiring refurbishment. The property is also unregistered, creating an additional legal due-diligence issue. GDV is therefore an estimate, not a formal valuation.

Investment Snapshot

Guide Price	£75,000
HB Estimated GDV	£137,500

Strategy Recommendation

Proceed only conditionally after reviewing the unregistered title, legal pack and a detailed refurbishment quotation. The opportunity appears more suitable for a value-add owner-occupier or investor-led refurbishment than a confirmed BTL or BRRR purchase until rent and project costs are evidenced.

Works Required

A programme of refurbishment and modernisation is indicated by the description, but no specific defects, specification or scope are supplied. Confirm the condition of the kitchen, bathroom, separate WC, decoration, services, windows, roof, heating and external areas before pricing works.

Rental & Market Context

No sufficiently specific external rental comparable identified.

Sold Comparables

The following completed sales were identified within approximately 5 miles:

70, Brecks Road, Retford, Bassetlaw, Dn22 7ub 2026-05-29 · Terraced · Freehold	£145,000
78, Brecks Road, Retford, Bassetlaw, Dn22 7ub 2024-07-26 · Terraced · Freehold	£130,000
70, Brecks Road, Retford, Bassetlaw, Dn22 7ub 2013-12-23 · Terraced · Freehold	£69,000

Potential BRRR Position

Base GDV	£137,500
75% Refinance	£103,125

Using the midpoint evidence-based GDV of £137,500, a theoretical 75% refinance is £103,125. Actual cash required and cash left in cannot be calculated because refurbishment costs, purchase-related costs beyond the £1,800 documentation fee, finance costs and any seller fees are not fully evidenced. The unregistered title requires careful legal review before relying on a BRRR strategy.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental comparables or auctioneer rent estimate were supplied. The £1,800 inclusive-of-VAT contract documentation fee is payable in addition to the purchase price, while any seller fees are unknown. Obtain rental evidence and a full refurbishment budget before bidding.

Flip Analysis

The supplied comparable sales indicate potential resale value of approximately £130,000–£145,000 after suitable modernisation. A flip surplus cannot be calculated because refurbishment costs, selling costs, finance costs and possible seller fees are unavailable. The apparent guide-price discount should not be treated as profit.

Investor Risks & Due Diligence

• Unregistered property requiring enhanced legal due diligence.

• Refurbishment is required, but the scope and cost are not supplied.

• No sufficiently specific rental evidence is available.

• Additional seller fees may apply under the special conditions of sale.

• Comparable properties may differ from the subject in condition, specification or size.

• EPC rating E may require consideration of future compliance and improvement costs, but no improvement scope is supplied.

Recommendation

Proceed only conditionally after reviewing the unregistered title, legal pack and a detailed refurbishment quotation. The opportunity appears more suitable for a value-add owner-occupier or investor-led refurbishment than a confirmed BTL or BRRR purchase until rent and project costs are evidenced.

Strategy Rating

HB Rating

★★★☆☆

Analysis Confidence

Confidence

Low-Medium

Two relevant completed sales support a broad GDV range, but there is no verified subject condition survey, refurbishment budget, rental evidence, full fee schedule or confirmed tenure information.