82 Gannow Lane, Burnley, Lancashire, BB12 6QD

Description

The property comprises Two Bedroom Accommodation and has recently been the subject of Smoke Damage.

Accommodation

Two Bedroom Accommodation

Location

Located on the south side of Gannow Lane. Charter Walk Shopping Centre is located to the east, in the centre of Burnley. Burnley Barracks station (Northern Services) is approximately 0.6 miles to the east. The M65 motorway is easily accessible affording connections to Leeds, Manchester and Liverpool. Sycamore Park is close by. The University of Lancashire Burnley Campus is within walking distance. The National Trust Gawthorpe Hall is to the north.

Tenure / Property Information

Investment Analysis

The supplied sold comparables on Gannow Lane range from £50,000 to £82,000, with the latest comparable at £82,000 on 28 July 2025. A base GDV estimate of £70,000 is used, with low and high scenarios of £57,500 and £82,000 respectively. These are only indicative because the subject property has smoke damage and no condition survey or repair scope is supplied.

Investment Snapshot

Strategy Recommendation

Proceed only after a full smoke-damage survey, contractor quotations and confirmation of all auction and third-party charges. The low guide price alone is not sufficient to justify a bid.

Works Required

Obtain a full smoke-damage inspection and specify the required remediation. Any cleaning, odour treatment, repair, redecoration, replacement or compliance works should be confirmed and priced by contractors; no reliable works allowance can be calculated from the evidence supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At a £70,000 base GDV, 75% refinance is £52,500. The refinance position cannot be assessed reliably because the refurbishment cost, acquisition charges and finance costs are not supplied. The project should not be underwritten until the smoke-damage scope and total cost are known.

Buy-to-Let Analysis

The supplied rental listing is an advertised asking rent of £795 pcm, equivalent to £9,540 annually. Against the £20,000 guide this gives a simple gross yield of 47.7%, but this is not an all-in yield because smoke-damage works, fees and other costs are unknown. Achieved rent and operating costs are not evidenced.

Flip Analysis

The base GDV is estimated at £70,000 from the supplied local sold evidence. A flip surplus cannot be calculated because refurbishment costs, acquisition costs, selling costs and any seller or third-party charges are unknown.

Investor Risks & Due Diligence

• Smoke-damage extent and remediation requirements are unknown.

• Refurbishment costs cannot be estimated from the supplied evidence.

• Buyer premium, administration charges and other seller or third-party fees are unspecified.

• The £795 pcm figure is an advertised asking rent, not an achieved or passing rent.

• Local sold comparables vary materially from £50,000 to £82,000 and may not reflect the subject property's damaged condition.

• No EPC, council tax, heating or parking information is supplied.

Recommendation

Proceed only after a full smoke-damage survey, contractor quotations and confirmation of all auction and third-party charges. The low guide price alone is not sufficient to justify a bid.

Strategy Rating

Analysis Confidence

Local sold comparables and one advertised rent are available, but the smoke-damage scope, refurbishment costs, buyer/admin fees, EPC, council tax, running costs and achieved rental evidence are missing.