77 Broad Street, Syston, Leicester, Leicestershire, LE7 1GH

Description

A substantial mid-terrace villa, in need of full modernisation. Entrance hall, two reception rooms, extended breakfast kitchen, utility, cloak/WC. Four bedrooms and a bathroom on the first floor. Enclosed rear gardens. Freehold.

Accommodation

Ground Floor: Entrance hall, cloak/WC, lounge 3.96m x 3.65m, sitting room 3.95m x 3.65m, utility room 2.88m x 1.95m, kitchen 6.25m x 2.85m max. First Floor: Landing, bedroom 1 3.96m x 3.67m, bedroom 2 3.95m x 4.12m, bedroom 3 4.14m x 2.66m, bedroom 4/study 2.93m x 1.44m. Outside: Forecourt to the front and enclosed rear yard.

Tenure / Property Information

Investment Analysis

The strongest evidence is the completed sale of the terraced freehold property at 12 Broad Street for £335,000 on 6 August 2026. The other Broad Street sales are semi-detached or detached and are less directly comparable. A base GDV of £335,000 is therefore used cautiously, subject to the unknown differences in size, specification and condition. No refurbishment cost evidence or rental evidence has been supplied.

Investment Snapshot

Strategy Recommendation

Proceed only after inspection and legal-pack review establish the full modernisation budget and risks. The evidence suggests potential value uplift, but the incomplete cost and rental data prevents a firm strategy recommendation.

Works Required

Full modernisation is required as stated in the description. The scope should be confirmed by inspection and may include updating the accommodation, kitchen, bathroom, cloak/WC, utility, finishes and services, but no works budget is supported by the evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

The indicative 75% refinance figure on the base GDV is £251,250. However, refurbishment costs, finance costs, rental income and total project cost are unknown, so cash left in and BRRR viability cannot be calculated reliably.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Acquisition at the £165,000 guide would also incur the stated £1,500 buyer premium and £1,800 administration charge, before any other costs and refurbishment.

Flip Analysis

The £335,000 base GDV indicates a potential value gap against the £165,000 guide, but the property requires full modernisation and no refurbishment or resale-cost allowance is supported. Flip surplus and a maximum bid cannot therefore be calculated.

Investor Risks & Due Diligence

• Full modernisation works are required, but no cost evidence has been supplied.

• The principal comparable may differ materially in size, specification and condition.

• Rental income and BTL yield cannot be established.

• Additional search, legal, transfer, seller-cost reimbursement and disbursement charges may apply under the auction terms.

• The legal pack has not been provided for review.

Recommendation

Proceed only after inspection and legal-pack review establish the full modernisation budget and risks. The evidence suggests potential value uplift, but the incomplete cost and rental data prevents a firm strategy recommendation.

Strategy Rating

Analysis Confidence

There is one closely comparable completed terraced sale and several less comparable sales, but no refurbishment budget, rent evidence, property condition detail beyond full modernisation, or project-cost information.