82 Willows Lane, Rochdale, Lancashire, OL16 4BG

Description

Freehold semi-detached house

Accommodation

First floor: Two bedrooms, bathroom/wc. Ground floor: Reception room, kitchen, conservatory. Outside: Drive, garden.

Location

The property is located on Willows Lane. Shopping amenities are available within Rochdale Town Centre lying to the north with a more comprehensive range of shops, bars and restaurants found within Manchester City Centre lying to the south. Public transport links are available at Rochdale Train Station along with a network of local bus and tram services serving the surrounding areas. The property is served by road links including the A664 located to the west and the A640 lying to the north. Recreational pursuits can be found locally.

Tenure / Property Information

Investment Analysis

The strongest evidence is the directly comparable semi-detached property at 81 Willows Lane, which sold for £160,000 in September 2023. Older same-street sales ranged from £81,000 to £97,000 between 2016 and 2019, so market evidence is limited and shows substantial historical variation. A base GDV of £160,000 is supportable from the most recent direct comparable, but no robust low/high valuation range can be established. The £130,000 guide plus the known £1,800 documentation fee totals £131,800 before any other costs, seller fees or works.

Investment Snapshot

Strategy Recommendation

Treat primarily as a potential owner-occupier purchase, subject to inspection, legal review and confirmation of all auction fees. Do not bid on a BTL, BRRR or flip case without verified rent, condition, works and total-cost evidence.

Works Required

No specific defects or required works are evidenced. Obtain a survey and inspect the kitchen, bathroom, conservatory, roof, services, heating, windows and external areas before budgeting any refurbishment.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the indicative £160,000 base GDV, 75% refinance would be £120,000. However, works, finance costs, seller fees and the full acquisition cost are unknown, so cash left in and equity cannot be calculated reliably. The strategy is not underwritten on the available evidence.

Buy-to-Let Analysis

No sufficiently specific rental evidence or auctioneer rent estimate is supplied, so rent and gross yield cannot be established. The investment case should not rely on an assumed rent until local evidence is obtained.

Flip Analysis

At the £130,000 guide, the known £1,800 documentation fee gives a minimum evidenced acquisition figure of £131,800 before other costs. Against the £160,000 comparable-based GDV, the apparent gross difference is £28,200, but this is not a flip surplus because works, selling costs, finance, taxes and any seller fees are unknown.

Investor Risks & Due Diligence

• No specific condition or refurbishment information is supplied.

• No sufficiently specific rental comparable or auctioneer rent estimate is available.

• Seller fees may be payable but are not quantified.

• The buyer premium is blank; only the £1,800 contract documentation fee is confirmed.

• Parking and heating details require confirmation.

• Comparable evidence is limited and older sales show significant price variation.

Recommendation

Treat primarily as a potential owner-occupier purchase, subject to inspection, legal review and confirmation of all auction fees. Do not bid on a BTL, BRRR or flip case without verified rent, condition, works and total-cost evidence.

Strategy Rating

Analysis Confidence

The property description, tenure, guide and one recent directly comparable sale are supplied, but there is no condition survey, rental evidence, refurbishment budget, full fee schedule or confirmed parking/heating information.