8 Belsay Gardens, Newcastle upon Tyne, Tyne and Wear, NE3 2AU

Description

This one bedroom flat is positioned within Belsay Gardens, a popular residential development close to local amenities, transport links and the wider Newcastle area. The property is in need of refurbishment and modernisation, providing an opportunity for an investor or buyer looking for a project. The accommodation has an entrance hallway leading into the living room and kitchen, with the bedroom and bathroom located off the hallway. The living room is a well sized space with windows providing plenty of natural light. It is open plan with the kitchen to the back. The bedroom is a double room and the bathroom is fitted with a shower enclosure, WC and wash hand basin. The property also benefits from a private garage, providing valuable additional storage and parking.

Accommodation

Entrance hallway, living room, kitchen, one double bedroom and bathroom fitted with a shower enclosure, WC and wash hand basin.

Location

Belsay Gardens, a popular residential development close to local amenities, transport links and the wider Newcastle area.

Tenure / Property Information

Investment Analysis

Five completed sales within Belsay Gardens dated 2023 range from £53,000 to £65,000, with a simple average of £60,900. The subject's refurbishment requirement, EPC E rating and private garage are noted, but the comparables' condition, exact specification and garage arrangements are not supplied. A supported indicative GDV range is therefore £53,000–£65,000, with £60,900 as the base scenario. The £3,600 including VAT admin charge is known; other possible charges are unspecified.

Investment Snapshot

Strategy Recommendation

Treat as a refurbishment project requiring the legal pack, lease details and a full works quotation before bidding. Do not rely on the headline guide price or proceed on BTL/BRRR assumptions without rent and cost evidence.

Works Required

Refurbishment and modernisation of the flat as described. The evidence does not specify the required items, extent of works or costs, so no reliable works allowance can be calculated.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the base GDV of £60,900, a theoretical 75% refinance is £45,675. However, total project cost cannot be calculated because refurbishment costs, tenure-related costs, finance costs and other charges are unavailable. Cash left in and refinance equity are therefore unsupported.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Refurbishment costs, tenure terms, service charges and other ownership costs are also unknown.

Flip Analysis

The completed-sale evidence supports a base resale value of £60,900, with a supplied comparable range of £53,000–£65,000. A flip surplus cannot be calculated because refurbishment costs, selling costs and several purchase-related charges are unknown.

Investor Risks & Due Diligence

• Refurbishment requirement is confirmed but its scope and cost are unspecified.

• Tenure and lease details are not supplied and must be checked in the legal pack.

• No sufficiently specific rental evidence is available, preventing yield analysis.

• EPC is rated E.

• Additional search, seller-cost, legal, transfer and other disbursement charges may apply but are not quantified.

• The comparable sales are from 2023 and their condition, specification and garage arrangements are not supplied.

Recommendation

Treat as a refurbishment project requiring the legal pack, lease details and a full works quotation before bidding. Do not rely on the headline guide price or proceed on BTL/BRRR assumptions without rent and cost evidence.

Strategy Rating

Analysis Confidence

Five same-development completed sales support a value range, but the evidence lacks rental data, refurbishment costs, lease details, service charges, condition comparability and complete purchase/selling costs.