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86 Trinity Street, Gainsborough, Lincolnshire DN21 1HS
Marketed by:
Auction House Lincolnshire
124 Trinity St, Gainsborough DN21 1JD, UK
01427 616436
3 Bed End-Terrace with Conversion Potential
86 Trinity Street, Gainsborough, Lincolnshire DN21 1HS
Sold
£50,000+
Key Features
3 Bed End-Terrace with Conversion Potential
Guide price £50,000+
Located at 86 Trinity Street, Gainsborough, Lincolnshire DN21 1HS
Suggested strategy: BRRR
Description
Freehold end-terrace, formerly a book store with residential accommodation above; extensive accommodation over three floors, rear yard and garage.
Location
The property is in Gainsborough. The investment case should be checked against local transport, amenities, employment and tenant-demand drivers before bidding.
Investment Analysis
Investment Snapshot
Guide Price | £50,000+ |
Tenure | Freehold |
Condition | HB: refurbishment / due-diligence allowance assumed |
HB Estimated Market Rent | £950–£1,250 pcm |
HB Estimated Annual Rent | £11,400–£15,000 pa |
Refurbishment / Works Budget | HB indicative £30,000–£51,000 |
Purchase + Works | £80,000–£101,000 |
HB Indicative GDV / Value | £145,000–£205,000 |
Gross Yield on Guide | 22.8%–30.0% |
Gross Yield on Project Cost | 11.3%–18.8% |
Suggested Strategy | BRRR |
Strategy Recommendation
BRRR. The low auction guide provides potential headroom, but the maximum bid should be tested against condition, legal-pack liabilities, achievable rent and local comparable evidence.
Works Required
Obtain a full survey and contractor quotations. Budget for property-specific repairs, compliance works, services testing, decoration and any kitchen/bathroom or common-parts upgrades identified on inspection.
Rental & Market Context
HB indicative rent: £950–£1,250 pcm (£11,400–£15,000 pa). This is an HB estimate, not an auctioneer-quoted rent, unless an existing tenancy is specifically stated above.
Sold within approximately 5 miles
Reliable sold-comparable evidence should be checked against Land Registry data before setting a maximum bid; no unverified comparable addresses or prices have been inserted.
Potential BRRR Position
Illustrative 75% refinance on the HB indicative value range is approximately £108,750–£153,750. Actual refinance depends on lender valuation, rent stress testing, property type, condition and borrower circumstances.
Flip Analysis
Indicative gross spread before transaction and finance costs is approximately £44,000–£125,000. This is not profit and excludes SDLT, auction/legal fees, finance, holding costs, professional fees, selling costs, tax and contingency.
Investor Risks & Due Diligence
Review the legal pack, title, special conditions, buyer fees, completion period, survey, services, EPC, planning/building regulations, finance and local rental/sold evidence. For leasehold property also verify lease length, ground rent, service charge and major works.
Recommendation
Initial recommendation: BRRR. Proceed only after verifying the legal pack, physical condition, total acquisition costs and local market evidence.
Strategy Rating
Buy-to-Let: ★★★★☆ | BRRR: ★★★★☆ | Flip: ★★★☆☆
Auction Details :
Auction House Lincolnshire
Auction Date :
07/09/26
Lot Number :
Property Location:
86 Trinity Street, Gainsborough, Lincolnshire DN21 1HS
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