77 Rangeley Road, Walkley, Sheffield, South Yorkshire S6 5DW

Description

Description A stone fronted inner terrace house located in this popular part of Walkley, a short distance from open countryside in the Rivelin Valley yet within reach of compressive facilities in Crookes and Hillsborough as well as on South Road in Walkley itself.

The property has previously been tenanted and would now benefit from cosmetic updating with a view to own occupation, letting or resale.

Accommodation Ground Floor Sitting Room Dining Kitchen Rear Lobby Bathroom/WC First Floor Landing 2 Bedrooms Second Floor Attic Bedroom Outside Forecourt Rear yard and garden area Tenure Leasehold Lease Length 800 years from 29th September 1897 at £10pa Occupancy Vacant possession upon completion

Investment Analysis

Investment Snapshot

Underwriting basis. This is an indicative desktop appraisal. GDV is an estimated post-works/open-market value, not a guaranteed valuation. Comparable research is widened from the same street/postcode to the surrounding market up to approximately five miles where necessary.

Market Comparables

• 77 Rangeley Road – current modelled value £222,281

• 79 Rangeley Road – current modelled value £222,281

• Local 3-bed period houses of similar size support low-£200k range

HB estimated GDV: £204,000 low / £222,000 base / £240,000 high. The range reflects comparable quality, condition and the fact that auction stock can trade below normal owner-occupier market value.

Proposed Works

The allowance follows the auction description/visible condition and investor-standard refurbishment scope. It is not a structural survey or contractor quotation.

Rental Value

Working market rent is approximately £1,101 pcm (£13,212 pa). For scenario testing, use roughly £1,013 / £1,101 / £1,189 pcm for low/base/high cases. This is an indicative market-rent estimate and should be read alongside any passing tenancy stated by the auctioneer.

Low / Base / High Investment Scenario

Buy-to-Let

Base rent £1,101 pcm gives 10.2% gross yield on guide and 7.7% on guide plus midpoint works. These are gross yields before voids, repairs, management, insurance and finance.

BRRR Analysis

Guide £130,000 + midpoint works £41,750 + auction fee allowance £2,340 + legal/valuation £1,500 + indicative six-month bridge/arrangement cost £5,915 + holding allowance £1,500 gives a pre-SDLT all-in cost of approximately £183,005. At base GDV £222,000, a 75% refinance is £166,500, leaving approximately £16,505 capital in before SDLT. Low/high refinance outcomes are £153,000 / £180,000.

Flip Analysis

Using base GDV £222,000, pre-SDLT all-in cost £183,005 and selling/legal allowance £3,952, indicative pre-tax/pre-SDLT flip surplus is £35,043. That is approximately 19.1% profit on cost and 15.8% of GDV. A 5% sale-price reduction and 15% works overrun should be stress-tested before bidding.

Maximum Bid Indicator

For an indicative 15% pre-tax profit-on-cost target before SDLT, the desktop purchase ceiling is approximately £142,808. This is a screening figure, not a formal valuation or bidding recommendation.

Strategy Rating

Buy-to-Let: ★★★★☆ | BRRR: ★★★★★ | Flip: ★★★★☆

Key Risks

Confirm legal title/tenure, occupancy, planning/licensing, service charge/ground rent where relevant, structural condition, utilities, abnormal works and finance terms. Market comparables are indicative and should be refreshed immediately before bidding.