86 St. Giles Road, Derby

Description

Situated in the popular residential area of Normanton, this terraced property benefits from local amenities, shops, supermarkets, leisure facilities, schools and transport links to Derby city centre, the A38, A50 and M1 motorway network.

Accommodation

Entrance porch, entrance hallway, front living room with gas fire, rear second reception room with gas fire, kitchen with base and wall units, utility/storage room, ground floor WC, three bedrooms, split-level landing and family bathroom with low flush WC, panelled bath and pedestal wash basin. Outside there is a low-walled frontage, rear walled garden and shared entry.

Location

Normanton is a well-established and diverse community with a variety of shops, supermarkets, leisure facilities, well-regarded schools and convenient transport links.

Tenure / Property Information

Investment Analysis

Recent completed sales on the same road range from £120,000 to £175,000, with the two 2026 sales at £120,000 and £175,000. Property condition and specification differences are not supplied, so a cautious evidence-based scenario range is £120,000–£175,000, with a midpoint base GDV of £147,500. The guide is £100,000, subject to the £6,000 minimum buyer premium, but the eventual bid is unknown.

Investment Snapshot

Strategy Recommendation

Potential buy-to-let candidate if the property passes inspection and the £950–£1,150 pcm asking-rent evidence is achievable. Do not bid solely on the headline yield until condition, legal pack, total auction costs and the final purchase price are confirmed.

Works Required

No specific defects or refurbishment requirements are evidenced. Arrange a full inspection and confirm the condition of the kitchen, bathrooms, heating, windows, roof, services and external areas before bidding; any works allowance remains unsupported.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £100,000 guide, the minimum buyer premium makes the known acquisition cost at least £106,000 before any other costs or works. A 75% refinance against the base GDV estimate of £147,500 would be approximately £110,625. However, refurbishment costs, lender valuation, finance costs and other acquisition costs are not supplied, so cash left in and overall BRRR viability cannot be calculated reliably.

Buy-to-Let Analysis

The supplied advertised rental evidence is £950–£1,150 pcm, equivalent to £11,400–£13,800 annually. Using the midpoint asking-rent estimate of £1,050 pcm gives £12,600 annually and a 12.6% gross yield on the £100,000 guide, before the £6,000 minimum buyer premium, refurbishment, finance, maintenance, voids, management and tax. The property is vacant, and achievable rent and condition require verification.

Flip Analysis

The evidence-supported GDV scenarios are £120,000, £147,500 and £175,000. A flip surplus cannot be calculated because refurbishment costs, selling costs, finance costs and the final purchase price are unknown. The wide comparable range also creates material resale-value uncertainty.

Investor Risks & Due Diligence

• Buyer premium is 4.8% including VAT with a £6,000 minimum, materially increasing the cost at the £100,000 guide.

• Additional fees may be listed in the Special Conditions of Sale and are not quantified.

• Property condition and any required refurbishment are unknown.

• Rental figures are advertised asking rents, not achieved or passing rents.

• Comparable sale values vary substantially from £120,000 to £175,000.

• The property is vacant, creating letting, void and initial compliance risk.

• Tenure and other legal and property details are not supplied.

• Gas fires are present, but the wider heating and services condition is unverified.

Recommendation

Potential buy-to-let candidate if the property passes inspection and the £950–£1,150 pcm asking-rent evidence is achievable. Do not bid solely on the headline yield until condition, legal pack, total auction costs and the final purchase price are confirmed.

Strategy Rating

Analysis Confidence

Same-road completed sales and advertised rental evidence are available, but condition, tenure, EPC, council tax, legal-pack costs, achieved rent, refurbishment budget and final auction price are not supplied.