93 Norbury Avenue, Pelsall, Walsall

Description

A vacant freehold semi detached property. A semi detached property standing back from the road behind a driveway and foregarden. The property benefits from having gas fired central heating and double glazing however, it is in need of modernisation.

Accommodation

Ground Floor: Porch, Hall, Reception Room, Kitchen, Bathroom/WC. First Floor: Landing, Three Bedrooms. Outside: Driveway, Side Passageway and Gardens.

Location

Standing back from the road behind a driveway and foregarden.

Tenure / Property Information

Investment Analysis

The evidence supports a broad GDV range of £170,000–£225,000. The subject property sold for £170,000 in July 2025, while a nearby Norbury Avenue semi-detached property sold for £200,000 in May 2026 and another for £225,000 in September 2024. The £295,000 sale is older and materially higher than the other evidence, so it has not been used in the base case. A base GDV of £200,000 is therefore adopted, subject to the property's modernisation requirement and condition being confirmed.

Investment Snapshot

Strategy Recommendation

Potential value-led BTL or BRRR purchase, but only after confirming the modernisation scope, legal-pack costs and achieved rental demand. Do not rely on the guide price alone or bid without a completed works budget.

Works Required

Modernisation is required, but the evidence does not specify the defects, specification or extent of works. Obtain a survey and contractor quotations before bidding. Gas central heating and double glazing are stated to be present.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A 75% refinance against the £200,000 base GDV would indicate £150,000 of gross borrowing. However, refurbishment costs, total acquisition cost, finance costs, taxes and other completion costs are not supplied, so cash required and cash left in cannot be calculated reliably. The strategy requires a confirmed survey, works budget and lender valuation.

Buy-to-Let Analysis

Advertised rental evidence indicates £1,142–£1,350 pcm, equivalent to £13,704–£16,200 annually. Against the £40,000 guide alone, the indicative gross yield is approximately 34.26% using the lower rent, before the £2,700 administration charge, modernisation, finance, tax, voids, management and maintenance. Against the £200,000 base GDV, the gross yield range is approximately 6.85%–8.10%. These are asking rents, not achieved rents, and a full net yield cannot be established.

Flip Analysis

The base resale indication is £200,000, with an evidence-supported range of £170,000–£225,000. A flip surplus cannot be calculated because refurbishment costs, finance costs, selling costs and the full legal-pack costs are not supplied. The £2,700 administration charge is known and payable in addition to the bid price.

Investor Risks & Due Diligence

• The property is stated to need modernisation, but the extent and cost of works are unknown.

• The £170,000–£225,000 GDV range is based on limited semi-detached comparables and may not fully reflect the subject property's condition.

• Rental figures are advertised asking rents rather than achieved rents.

• The £2,700 administration charge is payable in addition to the bid price.

• Additional legal-pack costs, stamp duty and government taxes are not provided.

• Finance, voids, management, maintenance and selling costs are not included in the indicative yields.

Recommendation

Potential value-led BTL or BRRR purchase, but only after confirming the modernisation scope, legal-pack costs and achieved rental demand. Do not rely on the guide price alone or bid without a completed works budget.

Strategy Rating

Analysis Confidence

The analysis has an exact subject sale, several local completed sales, advertised rental evidence and a known administration charge, but lacks a condition survey, refurbishment quotation, full legal-pack costs, finance assumptions and achieved rental evidence.