9 Roberts Road, Doncaster, South Yorkshire, DN4 0JN

Description

A substantial four bedroom property in such a good location, in walking distance to the East Coast mainline Doncaster train station and the City centre. Converted to provide HMO accommodation (licence expired) and now vacant and in need of repairs and some refurbishment to provide a very healthy lettings income once again. The property has front and rear gardens, the rear having a detached garage beyond which is an added bonus. The property has double glazing, a gas heating system, and en-suite shower rooms and bathrooms to all of the bedrooms, there is a hallway, conservatory and living area and a fitted kitchen. Beneath the full depth of the property is a large useful basement. The property has been re-roofed and has solar panels for those looking for lower running costs, and there is a gas heating system. This is an interesting project which could be very profitable for either rental returns or upon re-sale if flipped.

Accommodation

Entrance hallway; bedroom 3.33 x 3.66; en-suite shower room; bedroom 2.37 x 4.25; en-suite shower room; kitchen 2.52 x 4.27; utility/boiler room; conservatory 3.83 x 2.56; first floor landing; boarded loft space with window; bedroom with full bathroom 3.18 x 3.65; bedroom with full bathroom 3.59 x 3.18; front and rear gardens; detached garage building to the rear; large basement beneath the full depth of the property.

Location

Walking distance to the East Coast mainline Doncaster train station and the City centre.

Tenure / Property Information

Investment Analysis

The strongest evidence is the completed sale of the same property, 9 Roberts Road, at £77,000 on 26 August 2026. Other Roberts Road sales range from £65,000 to £138,000, showing substantial variation in condition, specification and/or timing. A cautious base GDV of £77,000 is therefore used, with £65,000 as a low scenario and £97,500 as a higher evidence-supported scenario. The £138,000 sale is not relied upon as the base case. No refurbishment budget or subject-property achieved rent is supplied.

Investment Snapshot

Strategy Recommendation

Proceed only subject to inspection, confirmation of the repair scope, verification of the expired HMO licence position and a full costed appraisal. The low guide price may support either an HMO refurbishment or resale project, but the available evidence is insufficient to select BTL, BRRR or flip confidently.

Works Required

Repairs and refurbishment are required, as stated in the description. Works should address the condition of the existing HMO accommodation, en-suite bathrooms, kitchen, utility/boiler area, conservatory, basement and external areas as required following inspection. The expired HMO licence should be investigated and any necessary licensing or compliance requirements verified before letting.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £77,000 same-property completed sale as base GDV, 75% refinance would be approximately £57,750. The purchase price at the £28,000 guide plus the stated £2,400 admin charge is £30,400 before works and any additional charges, but no supported refurbishment allowance is available. Cash left in and equity cannot be calculated reliably without works, finance and other transaction costs.

Buy-to-Let Analysis

The property is vacant and configured as four-bedroom HMO accommodation, but no passing rent or subject-property rental evidence is provided. The £583 pcm figure relates to 17 Roberts Road and is only an advertised asking rent, so it cannot be used reliably for this property. BTL yield and cash flow cannot therefore be established. The expired HMO licence and required repairs are key prerequisites to relaunching the letting operation.

Flip Analysis

The evidence indicates a potential resale spread against the £77,000 base GDV, but refurbishment costs, acquisition costs beyond the £2,400 admin charge and selling costs are not fully supplied. A reliable flip surplus and maximum bid cannot therefore be calculated. The exact-property sale at £77,000 provides the clearest resale benchmark, but the property is expressly described as requiring repairs and refurbishment.

Investor Risks & Due Diligence

• The property is vacant and described as requiring repairs and refurbishment.

• The HMO licence has expired and the current licensing/compliance position is unconfirmed.

• No achieved or subject-property rent is supplied; the available £583 pcm figure is an advertised asking rent for another property.

• Additional auction charges may include search fees, seller-cost reimbursement, legal fees, transfer fees and other disbursements.

• Comparable sale prices vary materially from £65,000 to £138,000, creating uncertainty around achievable GDV.

• The basement, garage, roof, solar panels, heating system and existing accommodation require inspection and verification before relying on the description.

Recommendation

Proceed only subject to inspection, confirmation of the repair scope, verification of the expired HMO licence position and a full costed appraisal. The low guide price may support either an HMO refurbishment or resale project, but the available evidence is insufficient to select BTL, BRRR or flip confidently.

Strategy Rating

Analysis Confidence

There is strong same-property completed-sale evidence and several nearby sold comparables, but no refurbishment cost, subject-property rent, council tax, licensing detail, finance costs or complete auction cost schedule is supplied.