9 Huntingham Road, Withywood, Bristol BS13 8ND

Description

Freehold modern mid-terraced house with rear garden and separate kitchen. Previously let and now requiring cosmetic updating, with scope for use as a home or investment.

Accommodation

783 sq ft arranged over 2 floors: entrance hall, cloakroom, separate kitchen, reception room opening onto the rear garden, two bedrooms and family bathroom.

Location

Withywood and the surrounding BS13 postcode are in the south of Bristol. The area is described as having strong community spirit, transport links to Bristol city centre, nearby Bedminster train station with services to Bristol Temple Meads, local shops, cafes, restaurants and nearby green spaces.

Tenure / Property Information

Investment Analysis

The only directly relevant completed sale is 21 Huntingham Road at £205,000 in January 2018. This is on the same road and is a useful location indicator, but it is materially dated and no current comparable or formal valuation is supplied. A base GDV of £205,000 is therefore used cautiously; current market value remains uncertain. The £180,000+ guide leaves limited evidenced headroom before the £1,800 buyer premium, works and other ownership costs.

Investment Snapshot

Strategy Recommendation

Proceed only subject to inspection, a detailed cosmetic-works schedule and stronger current valuation and rental evidence. At the guide, the property may merit further BTL investigation, but the evidence is insufficient to support a firm BRRR or flip strategy.

Works Required

Cosmetic updating as described by the auction particulars. The evidence does not specify the required rooms, finishes, fixtures or repair items, so no reliable works scope or budget can be established.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the cautious £205,000 base GDV, 75% refinance proceeds would be approximately £153,750. Total acquisition and refurbishment cost cannot be calculated because no works allowance is supplied and the final purchase price is unknown. The evidence therefore does not establish whether a BRRR refinance would recover the initial equity.

Buy-to-Let Analysis

The supplied rental evidence is for broadly described two-bedroom Bristol properties and consists of advertised asking rents of £1,500 and £2,000 pcm, not achieved or property-specific rents. These imply indicative gross yields of 10.00% to 13.33% against the £180,000 guide before the buyer premium, service charge, cosmetic works, finance, management, voids and other costs. A dependable property-specific BTL yield cannot be established.

Flip Analysis

The £205,000 base GDV is based only on a same-road completed sale from 2018. No current resale evidence, refurbishment budget or selling-cost allowance is supplied, so a reliable flip surplus or maximum purchase price cannot be calculated. The apparent difference between the guide and the historic comparable is not sufficient evidence of a viable flip.

Investor Risks & Due Diligence

• The principal comparable completed in January 2018 may not represent current value.

• The rental figures are advertised asking rents for Bristol rather than achieved rents for this property.

• The condition is described only as requiring cosmetic updating, with no itemised works scope or cost.

• The guide is £180,000+++ and the final purchase price is unknown.

• The £1,800 buyer premium, £74.71 annual service charge and any other purchase, finance, management and ownership costs reduce returns.

• No reliable flip surplus or BRRR cash-recovery calculation is possible from the supplied evidence.

Recommendation

Proceed only subject to inspection, a detailed cosmetic-works schedule and stronger current valuation and rental evidence. At the guide, the property may merit further BTL investigation, but the evidence is insufficient to support a firm BRRR or flip strategy.

Strategy Rating

Analysis Confidence

The property description, tenure, occupancy, guide and one same-road completed sale are supplied, but the comparable is from 2018, rental evidence is broad Bristol asking-rent data, and works costs, current value, final price and selling costs are unavailable.