85 Ashworth Lane, Bolton, Lancashire

Description

Three-bedroom semi-detached family home situated within the residential area of Sharples, Bolton. The property requires modernisation throughout and offers generous proportions. Accommodation comprises an entrance hallway, lounge opening into a dining room, extended kitchen, three bedrooms and a three-piece family bathroom. Externally there are front and rear gardens and a block-paved driveway.

Accommodation

Entrance hallway; dining room measuring 3.32m x 2.68m; lounge measuring 3.28m x 3.21m; kitchen measuring 4.86m x 2.01m; landing; bedroom one measuring 3.72m x 3.37m; bedroom two measuring 3.35m x 2.89m; bedroom three measuring 2.21m x 2.01m; bathroom measuring 2.02m x 1.71m. The bathroom has a three-piece suite incorporating a WC, pedestal sink and panel bath with electric shower above.

Location

Situated in Sharples, Bolton, close to well-regarded schools, local shops, supermarkets and leisure facilities. Asda Superstore is a short drive away. Bolton town centre is accessible, with public transport links, access to the A666 and motorway connections, and nearby train stations providing services to Manchester and surrounding areas.

Tenure / Property Information

Investment Analysis

The supplied completed sales show £220,000 for 81 Ashworth Lane in November 2025 and £245,000 for 57 Ashworth Lane in June 2024. The subject requires modernisation throughout, so a precise post-works value cannot be confirmed from the limited comparable evidence. An indicative HB range of £220,000–£245,000 is used, with £230,000 as the base GDV estimate. The guide price is £200,000 before the 2.4% buyer premium and any refurbishment or special-condition costs.

Investment Snapshot

Strategy Recommendation

Proceed only subject to inspection, title and special-conditions review, and a detailed refurbishment quotation. The property may suit a buy-to-let or value-add strategy if the modernisation cost is modest, but the current evidence does not support an unconditional auction bid at or materially above the guide.

Works Required

Modernisation throughout, supported by the auction description. The evidence does not identify specific defective elements or provide a costed schedule, so works should be confirmed by inspection and contractor quotations. The existing kitchen, bathroom, heating, decoration and external areas should not be assumed to require replacement without inspection.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £230,000 base GDV, a 75% refinance indication is £172,500. The buyer premium at the £200,000 guide would be £4,800, but total project cost and cash left in cannot be calculated because no refurbishment allowance, finance costs or special-condition fees are supplied. BRRR viability therefore depends on obtaining a detailed survey, works budget and confirmed refinance terms.

Buy-to-Let Analysis

The only geographically relevant rental evidence is a £1,500 pcm advertised asking rent for a three-bedroom property in Bolton; the £1,900 pcm listing is in Thame and is not a useful local comparable. At £1,500 pcm, annual asking rent is £18,000 and the gross yield on the £200,000 guide is 9.0%, before the buyer premium, refurbishment, finance, voids, management, maintenance and tax. The achievable rent remains unverified and the property requires modernisation.

Flip Analysis

The indicative base GDV is £230,000, against a £200,000 guide plus a £4,800 buyer premium, before refurbishment, finance, selling costs and any other auction charges. Because the works cost and selling allowance are unsupported, a reliable flip surplus and maximum bid cannot be calculated.

Investor Risks & Due Diligence

• Modernisation requirements are described broadly, with no survey, specification or contractor costings supplied.

• The buyer premium is payable in addition to the purchase price and further special-condition fees may apply.

• The rental evidence is asking rent only; the relevant Bolton evidence is a single listing and the other listing is in Thame.

• Tenure, occupancy, lease information and EPC are not supplied.

• A maximum bid and flip surplus cannot be established without refurbishment and transaction-cost estimates.

Recommendation

Proceed only subject to inspection, title and special-conditions review, and a detailed refurbishment quotation. The property may suit a buy-to-let or value-add strategy if the modernisation cost is modest, but the current evidence does not support an unconditional auction bid at or materially above the guide.

Strategy Rating

Analysis Confidence

There are several nearby completed sales and one Bolton rental asking figure, but no tenure, occupancy, EPC, lease or special-condition details, no surveyed condition or works budget, and no confirmed achieved rent. The comparable set is limited and includes differing tenure records.