78 Dimsdale Parade East, Newcastle-under-Lyme, ST5 8DS

Description

A vacant freehold end terraced property standing back from the road behind a foregarden. The property is in need of refurbishment.

Accommodation

Ground Floor: Entrance Hallway, Two Reception Rooms, Kitchen, Utility Room. First Floor: Landing, Two Bedrooms, Bathroom/WC. Outside: Gardens.

Location

Standing back from the road behind a foregarden in Newcastle-under-Lyme.

Tenure / Property Information

Investment Analysis

The five supplied same-street freehold terraced sales range from £118,000 to £147,500. Their simple average is £130,800, used as an indicative base GDV. A £124,000–£147,500 scenario range reflects the supplied completed-sale evidence, but bedroom mix, condition and specification are not provided, so this is not a formal valuation and confidence is limited.

Investment Snapshot

Strategy Recommendation

Proceed only after viewing, inspection and legal-pack review, with a priced refurbishment scope. Do not rely on the indicative GDV alone to set a bid; BTL and BRRR should remain uncommitted until rent and project costs are evidenced.

Works Required

Refurbishment is required, but the evidence does not identify the specific defects or scope. A full inspection should establish the required works. The EPC is F, so energy-efficiency works may need consideration, subject to inspection and applicable requirements.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

The indicative 75% refinance of the base GDV is £98,100. However, total project cost, refurbishment allowance, rent, finance costs and refinance terms are unavailable, so cash left in and BRRR viability cannot be calculated. The £2,700 administration charge and any additional legal-pack costs must also be allowed for.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Refurbishment costs, finance costs and the property’s post-works condition are also unknown. The known guide plus administration charge is £21,700 before works, taxes and other legal-pack costs.

Flip Analysis

The supplied sales indicate a base resale value of £130,800, with a £124,000–£147,500 evidence range. A flip surplus cannot be calculated because refurbishment costs, selling costs, finance costs and other completion costs are unsupported. The unknown condition and comparable bedroom mix add valuation risk.

Investor Risks & Due Diligence

• The property is stated to need refurbishment, but the extent and cost of works are unknown.

• EPC rating F may require energy-efficiency consideration, subject to inspection and applicable requirements.

• No sufficiently specific rental evidence is available, so rental yield and BTL affordability cannot be established.

• The sold comparables do not include bedroom mix or condition details.

• Additional legal-pack costs, taxes and government charges are not quantified.

• Vacant possession is stated, but there is no detailed survey evidence covering the building or services.

Recommendation

Proceed only after viewing, inspection and legal-pack review, with a priced refurbishment scope. Do not rely on the indicative GDV alone to set a bid; BTL and BRRR should remain uncommitted until rent and project costs are evidenced.

Strategy Rating

Analysis Confidence

There is useful same-street completed-sale evidence and a stated freehold vacant two-bedroom layout, but no rental evidence, refurbishment cost information, detailed condition, comparable bedroom data, selling costs or complete auction fees.