81 Woodbine Avenue, Wallsend, Tyne And Wear, NE28 8HE

Description

A two bedroom ground floor flat offered for sale by auction, situated on Woodbine Avenue in Wallsend. The property benefits from a private rear yard, single garage and a new combi boiler fitted in February 2026. The property would suit investors or owner-occupiers looking for a property with potential in an established residential location. Further benefits include UPVC double glazing.

Accommodation

Entrance hallway, lounge, fitted kitchen, two bedrooms and a shower room.

Location

Situated on Woodbine Avenue in Wallsend, in an established residential location.

Tenure / Property Information

Investment Analysis

The five supplied sold comparables on Woodbine Avenue range from £85,000 to £130,000. Four are leasehold and one is freehold, while bedroom count, size, condition and exact comparability are not provided. The subject’s two-bedroom ground-floor configuration, garage, rear yard, EPC C rating and recently fitted boiler are supported, but tenure and lease terms remain unknown. An indicative base GDV of £118,787 uses the median supplied sale, with £85,000 and £130,000 as evidence-based low and high scenarios. This is not a formal valuation.

Investment Snapshot

Strategy Recommendation

Treat as a conditional purchase opportunity only after reviewing the legal pack, confirming lease terms and inspecting condition. Do not rely on the apparent comparable-value spread until the subject’s tenure, size, condition and total project costs are verified.

Works Required

No specific refurbishment defects or required works are evidenced. Confirm condition, lease obligations, garage and rear-yard rights, boiler documentation, title and any required works through inspection and the legal pack. The property already has UPVC double glazing, EPC C and a combi boiler fitted in February 2026.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the indicative base GDV, 75% refinancing equates to £89,090.25. However, cash left in and refinance viability cannot be calculated without confirmed purchase price, refurbishment costs, legal/auction costs, tenure and leaseability. The £3,600 administration charge is known, but other costs and works are not.

Buy-to-Let Analysis

BTL appraisal cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Rent, lease length, service charge, ground rent, maintenance, voids, management and finance costs also remain unknown.

Flip Analysis

The supplied comparables indicate a broad resale range of £85,000 to £130,000, but the subject’s condition, size, tenure and required works are unverified. A reliable flip surplus cannot be calculated because refurbishment costs, total acquisition costs and selling costs are unsupported.

Investor Risks & Due Diligence

• Tenure and lease terms are unspecified and must be confirmed in the legal pack.

• The sold comparables have differing tenure and unknown size, bedroom count and condition, limiting direct valuation reliability.

• No sufficiently specific rental evidence is available, so BTL yield cannot be assessed.

• Refurbishment requirements and costs are unknown.

• Additional auction, legal, search, transfer and seller-cost disbursements may apply beyond the stated £3,600 administration charge.

• The guide price is not a confirmed purchase price.

Recommendation

Treat as a conditional purchase opportunity only after reviewing the legal pack, confirming lease terms and inspecting condition. Do not rely on the apparent comparable-value spread until the subject’s tenure, size, condition and total project costs are verified.

Strategy Rating

Analysis Confidence

There are five nearby completed sales and clear basic property details, but no rental evidence, no refurbishment budget, no lease information, no property dimensions or condition report, and incomplete auction-cost information.