80 Rakeshouse Road, Nelson, Lancashire BB9 8LU

Description

Vacant Three Bed End Terraced House. The property is 82m² (as taken from EPC). The property also has a ground floor WC. Externally, there are gardens to both the front and rear of the property.

Accommodation

Living room, kitchen, three bedrooms and a bathroom. The property also has a ground floor WC.

Location

The property is well located for a range of local amenities in Colne, including the railway station and motorway network.

Tenure / Property Information

Investment Analysis

The supplied completed sales on Rakeshouse Road range from £85,000 to £130,000. The most recent comparable, 73 Rakes House Road, sold for £98,000 in November 2024; the £130,000 sale is materially higher than the other evidence and may reflect property-specific differences not supplied. A cautious evidence-based GDV range is £98,000–£130,000, with a base scenario of £105,000. This is an estimate rather than a formal valuation, and the subject property's condition and exact comparable specifications are not evidenced.

Investment Snapshot

Strategy Recommendation

Proceed only after inspecting condition and reviewing the legal pack. Treat as a potential owner-occupier or value-led purchase rather than a proven BTL, BRRR or flip opportunity because rent and works costs are unsupported.

Works Required

No specific defects or refurbishment requirements are evidenced. Confirm condition, statutory compliance and any required works through viewing and the legal pack before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £105,000 base GDV, 75% refinance proceeds are estimated at £78,750. At the £91,000 guide plus the £3,600 minimum administration charge, the acquisition cost is at least £94,600 before works and other costs, already exceeding the indicative refinance proceeds by £15,850. The BRRR case is therefore not demonstrated without a lower purchase price, additional equity or stronger GDV evidence.

Buy-to-Let Analysis

BTL performance cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is provided. At the £91,000 guide, the stated 2.75% administration charge would be below the £3,600 minimum, so £3,600 is payable before any works, disbursements or other costs.

Flip Analysis

A flip surplus cannot be calculated because refurbishment costs and selling costs are not supplied. The base GDV estimate is £105,000, against a £91,000 guide plus at least £3,600 administration charge, before works, legal costs, disbursements and resale costs.

Investor Risks & Due Diligence

• Unknown condition and refurbishment costs.

• No sufficiently specific rental evidence, so rental yield cannot be established.

• The £3,600 minimum administration charge applies at the £91,000 guide.

• Additional legal-pack disbursements, search fees, seller-cost reimbursement, legal fees and transfer fees may be payable.

• Comparable sales vary materially from £85,000 to £130,000 and may not be directly equivalent in specification or condition.

Recommendation

Proceed only after inspecting condition and reviewing the legal pack. Treat as a potential owner-occupier or value-led purchase rather than a proven BTL, BRRR or flip opportunity because rent and works costs are unsupported.

Strategy Rating

Analysis Confidence

Completed-sale evidence supports a broad market-value range, but there is no rental evidence, no condition assessment, no refurbishment budget and no complete legal-cost information.