93 Doncaster Lane, Woodlands, Doncaster, DN6 7LJ

Description

A Semi-Detached House requiring modernisation with accommodation arranged on Two Floors.

Accommodation

First Floor: Bedroom (One), Bedroom (Two), Bedroom (Three), Shower Room/WC. Ground Floor: Entrance Porch, Entrance Hall, Living Room, Dining Room, Kitchen, WC.

Location

Situated on Doncaster Lane, close to local shopping/travelling facilities including Adwick Train Station. Further amenities can be found a short drive away in Doncaster City Centre.

Tenure / Property Information

Investment Analysis

The subject property has a completed sale record at £84,000 on 3 July 2026, which may reflect its modernisation requirement. Other same-street semi-detached sales range from £106,000 to £170,000. Using those observed comparables, a broad post-modernisation value range is £106,000–£170,000, with £145,000 used as the base estimate. This is not a formal valuation and no condition-adjusted comparable evidence is supplied.

Investment Snapshot

Strategy Recommendation

Proceed only as a conditional value-add or flip opportunity after a full inspection and detailed refurbishment quotation. Do not rely on the headline guide or gross yield until the unknown works and seller fees are clarified.

Works Required

Modernisation of the existing two-storey, three-bedroom accommodation. The evidence does not specify the required works or condition of individual elements, so inspection and contractor pricing are required 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% refinance equates to £108,750. However, refurbishment costs, finance costs, tax and any seller fees are not supplied, so total project cost and cash left in cannot be calculated. BRRR viability therefore depends on inspection, works pricing and finance terms.

Buy-to-Let Analysis

The supplied rental evidence is one advertised asking rent of £950 pcm for a three-bedroom semi-detached house in DN4, not an achieved rent and not the subject's immediate location. At the £48,000 guide, this indicates an unadjusted gross yield of 23.75%, before refurbishment, buyer premium, other costs, voids and management. A reliable net yield cannot be established from the evidence.

Flip Analysis

The observed same-street completed sales support a broad value range of £106,000–£170,000, with £145,000 as the base estimate. A flip surplus cannot be calculated because refurbishment costs, selling costs and any applicable seller fees are unknown. The £84,000 sale of the subject address highlights the need to confirm the condition and the basis of the post-works value.

Investor Risks & Due Diligence

• The property is expressly described as requiring modernisation, but no detailed condition survey or works schedule is supplied.

• The subject property's recorded sale at £84,000 is materially below the other recent same-street comparables.

• The rent evidence is an advertised asking rent in DN4 rather than an achieved rent for this property or immediate location.

• The seller may charge additional completion fees under the special conditions, but no amount is supplied.

• Refurbishment, finance, tax and resale costs are unavailable, preventing a reliable maximum bid or flip-profit calculation.

Recommendation

Proceed only as a conditional value-add or flip opportunity after a full inspection and detailed refurbishment quotation. Do not rely on the headline guide or gross yield until the unknown works and seller fees are clarified.

Strategy Rating

Analysis Confidence

There are multiple recent same-street completed sales and one rental asking benchmark, but the property condition, refurbishment scope, achieved rent, selling costs and potential special-condition fees are not provided.