9 Lilacvale Way, Coventry, West Midlands

Description

Freehold detached house

Accommodation

First floor: Two bedrooms with en-suite, two further bedrooms with jack and jill bathroom, bathroom/wc. Ground floor: Two reception rooms, kitchen, cloakroom/wc. Outside: Garden, garage, drive.

Location

The property is located on Lilacvale Way which lies off Cannon Hill Road. A comprehensive range of shops, bars and restaurants can be found within Coventry City Centre lying to the north west. Public transport links are available at Canley Train Station located to the north along with a network of local bus services serving the surrounding areas. The property is served by road links including the A45 lying to the west and the A249 located to the south. Recreational pursuits can be found locally.

Tenure / Property Information

Investment Analysis

Recent same-road completed sales range from £463,800 to £530,000 (2023–2024), while the subject property sold for £667,700 in 2021. The recent evidence supports a base GDV of £500,000, with a low scenario based on the latest lower comparable and a high scenario based on the strongest recent comparable. The 2021 subject sale is older and materially higher, so it has limited weight without current condition evidence.

Investment Snapshot

Strategy Recommendation

Do not bid on an investment basis until a survey, rental appraisal, full special conditions and all completion fees are reviewed. The evidence currently supports only a cautious owner-occupier-style value assessment, not a refurbishment, BTL or flip strategy.

Works Required

No specific defects or refurbishment requirements are evidenced. Obtain a full survey and confirm heating, condition, services and any works required before bidding. The stated accommodation, garden, garage and drive should be checked on inspection.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be reliably completed because refurbishment costs, achievable rent and total acquisition costs are not evidenced. At the £500,000 base GDV, 75% refinance is estimated at £375,000, but cash left in cannot be calculated without verified works and all purchase costs.

Buy-to-Let Analysis

BTL appraisal cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The £1,800 inclusive contract documentation fee is known, but other seller fees may apply and refurbishment costs are unknown.

Flip Analysis

The recent same-road evidence indicates a base resale value of approximately £500,000, with a supported range of £463,800 to £530,000. A flip surplus cannot be calculated because condition, works, selling costs and applicable seller fees are not supplied.

Investor Risks & Due Diligence

• No sufficiently specific rental evidence is available, preventing a reliable BTL yield assessment.

• Property condition, heating and required works are not evidenced.

• The seller may charge additional completion fees under the Special Conditions of Sale.

• The guide price is close to the recent same-road comparable range, leaving limited evidenced margin before fees and works.

• The 2021 sale of the subject property is materially higher than the recent comparables and may not reflect current value.

Recommendation

Do not bid on an investment basis until a survey, rental appraisal, full special conditions and all completion fees are reviewed. The evidence currently supports only a cautious owner-occupier-style value assessment, not a refurbishment, BTL or flip strategy.

Strategy Rating

Analysis Confidence

There are several relevant same-road completed sales and full basic property details, but there is no condition report, rental evidence, refurbishment budget, heating information or complete fee schedule.