91, Trenarren View, St. Austell, Cornwall, PL25 3EJ

Description

Freehold mid terrace house

Accommodation

First floor: Three bedrooms. Ground floor: Reception room, kitchen, bathroom/wc, conservatory. Outside: Garden and parking.

Location

The property is located on Trenarren View. Shopping amenities can be found locally within St. Austell Town Centre. Public transport links are available at St. Austell Train Station to the south west along with a network of local bus services serving the surrounding areas. The property is served by road links including the A391 to the north and A390 to the south. Recreational pursuits can be found at The Meadows Park to the south east.

Tenure / Property Information

Investment Analysis

The three most relevant recent same-street sales are £138,300, £145,000 and £172,500. With no condition or specification evidence beyond the accommodation description, £145,000 is used as the base GDV. The £150,000 guide is above the most recent comparable at £145,000 and the 2024 sale at £138,300, while remaining below the £172,500 2025 sale. This range is indicative only and is not a formal valuation.

Investment Snapshot

Strategy Recommendation

Proceed only after inspection and legal-pack review, with rent independently validated. At the £150,000 guide, the limited evidence does not support a clear BTL, BRRR or flip margin.

Works Required

No specific defects or required works are evidenced, so no refurbishment allowance can be responsibly estimated. Inspect the property, heating, parking arrangements and legal pack before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £145,000 base GDV, 75% refinancing is approximately £108,750. Against the £150,000 guide plus the known £1,800 contract documentation fee, this would leave at least £43,050 to fund before any works, finance costs, seller fees or other acquisition costs. The project cost cannot be completed reliably because refurbishment and seller charges are unknown.

Buy-to-Let Analysis

Advertised rental evidence ranges from £475 pcm to £1,300 pcm, giving indicative guide-price gross yields of approximately 3.8% to 10.4%. The evidence is inconsistent and consists only of asking rents, with no achieved or passing rent supplied. BTL viability therefore cannot be established without confirming achievable rent and all costs.

Flip Analysis

Using the £145,000 base GDV, the guide price plus the known £1,800 documentation fee already totals £151,800 before works, selling costs and any seller-charged fees. This is £6,800 above the base GDV before those additional costs, so the evidence does not support a flip profit.

Investor Risks & Due Diligence

• The guide price exceeds the £145,000 most recent same-street comparable and the £138,300 2024 comparable.

• Rental evidence is highly inconsistent at £475 pcm versus £1,300 pcm and consists only of advertised asking rents.

• No condition, heating or refurbishment-cost evidence is supplied.

• Seller-charged completion fees may apply but are not quantified.

• Parking details require confirmation from the auction centre.

• The legal pack and special conditions may contain additional obligations or costs not supplied.

Recommendation

Proceed only after inspection and legal-pack review, with rent independently validated. At the £150,000 guide, the limited evidence does not support a clear BTL, BRRR or flip margin.

Strategy Rating

Analysis Confidence

Same-street sold comparables and two advertised rents are available, but condition, heating, achievable rent, refurbishment costs, seller fees and full project costs are unknown.