86 Lytham Road, Urmston, Manchester, Trafford, M41 6NJ

Description

A Vacant Three Bedroom Mid Terrace House in Need of Refurbishment

Accommodation

Ground Floor: Reception Room, Kitchen. First Floor: Three Bedrooms, Bathroom, Separate WC. Exterior: Rear garden and off street parking.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Lytham Road Park are within easy reach. Transport links are provided by Flixton rail station.

Tenure / Property Information

Investment Analysis

Same-road completed sales range from £229,200 at 76 Lytham Road in June 2023 to £265,000 at 90 Lytham Road in August 2025. Using these two most recent supplied comparables, a base GDV of £247,100 is estimated, with £229,200 low and £265,000 high scenarios. The subject's refurbishment requirement means the achieved resale value remains condition-sensitive.

Investment Snapshot

Strategy Recommendation

Conditional BRRR or BTL, subject to a verified refurbishment budget, survey and legal-pack review. Do not bid solely from the guide price or asking-rent yield.

Works Required

Refurbishment is required, but the evidence does not identify the individual works or provide a cost allowance. Scope should be established through inspection and the legal pack before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the estimated £247,100 base GDV, 75% refinance equates to £185,325. The strategy could support a BRRR approach if the refurbishment budget and total acquisition costs remain sufficiently below this figure, but cash left in cannot be calculated because works costs and possible auction disbursements are unknown.

Buy-to-Let Analysis

The supplied advertised asking rent is £1,350 pcm, implying £16,200 annual gross rent and 10.8% gross yield against the £150,000 guide. This is an asking rent rather than achieved rent, and refurbishment costs, finance, voids and operating costs are not supplied, so net returns cannot be established.

Flip Analysis

The estimated base GDV is £247,100, based on the supplied recent same-road sales. A flip surplus cannot be calculated because refurbishment costs, selling costs and potentially payable disbursements are not supplied.

Investor Risks & Due Diligence

• The property is described as needing refurbishment, but no scope or cost estimate is supplied.

• The £1,350 pcm figure is an advertised asking rent, not an achieved passing rent.

• The £1,800 administration charge applies, while further disbursements and other special-condition charges may become payable.

• The guide is stated as plus fees, and the final purchase price may exceed £150,000.

• The comparable sales show a wide range and may differ from the subject property's condition.

Recommendation

Conditional BRRR or BTL, subject to a verified refurbishment budget, survey and legal-pack review. Do not bid solely from the guide price or asking-rent yield.

Strategy Rating

Analysis Confidence

The property description, tenure, occupancy, recent same-road sales and one rental asking figure are supplied, but refurbishment costs, full acquisition charges, condition detail and achieved rental evidence are unavailable.