95 Gipsy Lane, Headington, Oxford, Oxfordshire

Description

Freehold Four Bedroom HMO in Reasonable Decorative Order. Comprises approximately 112 sq m (1,210 sq ft). Instant Asset Management Opportunity to Let the Rooms. Previously Benefited from an HMO Licence. Likely Suitable for Multiple Occupancy Accommodation and Long-Term Leases, Including Housing Associations. Offered on Behalf of Receivers. Offered with Vacant Possession.

Accommodation

Ground: Lounge, Kitchen, Study/Bedroom, Dining Room, 1 Bedroom, WC. First: 3 bedrooms, one bathroom and one shower room. Total: 112 sq m (1,210 sq ft).

Location

Situated on Gipsy Lane in the popular Headington area of Oxford, approximately 2 miles east of the city centre. The location benefits from proximity to Oxford Brookes University, the John Radcliffe Hospital and a range of local shops and amenities. The A40 provides convenient access to the wider road network.

Tenure / Property Information

Investment Analysis

Nearby completed sales on Gipsy Lane were £475,000 in December 2022 and £500,000-£510,000 during January-July 2025. These are useful local terraced-house evidence, but no bedroom, size, HMO or condition details are supplied, so the comparison is not fully property-specific. A base GDV of £500,000 is an indicative estimate, with a supported evidence range of £475,000-£510,000. The £360,000 guide is materially below that indicative range, but buyer fees, VAT, works and HMO compliance costs are not quantified.

Investment Snapshot

Strategy Recommendation

Conditional HMO buy-to-let or BRRR, subject to confirming the HMO licence/compliance position, achievable room rents, condition and all auction costs. Do not bid on the GDV spread alone.

Works Required

No specific defects or refurbishment scope are evidenced; the building is described as being in reasonable decorative order. Confirm the condition, HMO licensing position and required safety/compliance works before letting, with only tenant-ready works undertaken where identified.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £360,000 guide, the indicative 75% refinance of the £500,000 base GDV would be £375,000. However, refurbishment costs, buyer premium, VAT and other acquisition costs are unknown, so cash left in, total project cost and actual refinance equity cannot be calculated. The previous HMO licence should not be treated as current without verification.

Buy-to-Let Analysis

The property is vacant and described as a four-bedroom HMO with a previous HMO licence, but no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Rental income and gross yield therefore cannot be established. BTL viability depends on confirming lawful HMO use/licensing, compliance requirements, achievable room rents and all buyer/administrative costs.

Flip Analysis

The local evidence indicates an indicative £500,000 base resale value, but the comparables are not confirmed as four-bedroom HMOs and no selling-cost allowance is supplied. A flip surplus cannot be calculated because works, acquisition costs, buyer premium, VAT and selling costs are unsupported.

Investor Risks & Due Diligence

• No sufficiently specific rental evidence or auctioneer rent estimate is available.

• The property previously benefited from an HMO licence, but the current licensing and compliance position is unconfirmed.

• The local sold comparables are not confirmed as four-bedroom HMOs or equivalent in size and condition.

• Buyer premium, VAT and other auction or seller charges are not quantified.

• Refurbishment and compliance costs cannot be estimated from the supplied evidence.

• Vacant possession creates letting and void risk until tenants are secured.

Recommendation

Conditional HMO buy-to-let or BRRR, subject to confirming the HMO licence/compliance position, achievable room rents, condition and all auction costs. Do not bid on the GDV spread alone.

Strategy Rating

Analysis Confidence

There is useful local completed-sale evidence and a stated accommodation schedule, but no rent evidence, current HMO licence confirmation, EPC, condition schedule, refurbishment budget, buyer fee or other transaction-cost details.