96 High Street, Turton, Bolton, Lancashire BL7 0EX

Description

A charming freehold stone-built two-bedroom cottage located in the sought-after semi-rural village of Chapeltown, BL7. Believed to date from circa 1860, this character property enjoys an enviable setting close to the beautiful countryside of the West Pennine Moors, Wayoh Reservoir and Jumbles Country Park. Excellent local amenities are nearby, including shops, cafés, schools, recreational facilities and rail services from Entwistle and Bromley Cross stations, providing direct links to Manchester, Salford, Bolton and Blackburn. The property would benefit from a programme of cosmetic modernisation and offers excellent scope for further enhancement. Subject to obtaining the necessary planning permissions and consents, there may be potential to extend the accommodation, including to the rear and/or into the loft space. Externally, the property benefits from an enclosed rear garden and a useful stone-built storage outbuilding.

Accommodation

Entrance vestibule; living room with exposed stone features; dining room with doors opening to the rear garden; kitchen; two double bedrooms; bathroom. The bathroom has a white three-piece suite comprising pedestal wash hand basin, bath with shower over and dual flush WC. The property also has an enclosed rear garden and stone-built storage outbuilding.

Location

Located in the sought-after semi-rural village of Chapeltown, BL7, close to the West Pennine Moors, Wayoh Reservoir and Jumbles Country Park. Nearby amenities include shops, cafés, schools, recreational facilities and rail services from Entwistle and Bromley Cross stations, with direct links to Manchester, Salford, Bolton and Blackburn.

Tenure / Property Information

Investment Analysis

Same-street Land Registry evidence comprises £239,000 and £250,000 terraced freehold sales in 2019–2020, plus a £400,000 sale in 2020. Bedroom counts, floor areas, condition and sale comparability are not supplied, so the £400,000 transaction is treated as an upper evidence point rather than a dependable valuation. A base GDV of £250,000 is therefore indicative only and not a formal valuation. The £200,000 guide is 80.0% of this base GDV before the buyer premium, refurbishment and other costs.

Investment Snapshot

Strategy Recommendation

Proceed only after reviewing the legal pack and obtaining a survey and refurbishment quotes. At the guide, the property may suit a cautious BTL or light refurbishment strategy if the lower asking-rent evidence is achievable, but the missing works and cost information prevents a reliable bid or BRRRR decision.

Works Required

Cosmetic modernisation as described by the auctioneer, with inspection and costing of the existing kitchen, bathroom, decoration and general finishes. Assess the rear garden, outbuilding and any proposed rear or loft extension for planning and technical feasibility; no extension should be assumed without consent.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £200,000 guide, the 2.4% buyer premium is £4,800. Using the indicative £250,000 base GDV, a 75% refinance would be £187,500. Cash left in cannot be calculated because no refurbishment allowance, finance costs, legal costs or other project costs are supplied. The refinance case is therefore highly dependent on the eventual valuation and actual modernisation cost.

Buy-to-Let Analysis

The two advertised two-bedroom rents are £865–£1,150 pcm, equivalent to £10,380–£13,800 annually, but they are asking rents rather than achieved rents. Against the £200,000 guide alone, the indicative gross yield range is 5.19%–6.90%. The buyer premium at guide is £4,800, producing a known purchase-plus-premium figure of £204,800 before works and any further costs. Net yield cannot be established because refurbishment, operating, finance and other acquisition costs are unavailable.

Flip Analysis

The indicative base GDV is £250,000, supported principally by the £239,000 and £250,000 same-street sales from 2019–2020. A flip surplus cannot be calculated because no refurbishment budget, selling allowance, finance cost or other project-cost evidence is supplied. The £400,000 comparable lacks bedroom, size and condition details and should not be relied on as the expected resale value.

Investor Risks & Due Diligence

• The property is described as requiring cosmetic modernisation, but no refurbishment cost evidence is supplied.

• The same-street sales are from 2019–2020 and lack comparable bedroom, floor-area and condition information.

• The £400,000 comparable may not be directly comparable and should not be treated as the expected GDV.

• Rental figures are advertised asking rents, not achieved or passing rents.

• Potential rear or loft extensions are expressly subject to planning permissions and other consents; no uplift should be assumed.

• EPC, parking information, survey findings and the condition of the concealed Ideal gas combination boiler are not supplied.

• The buyer premium is known, but additional special-condition, legal, finance and other auction costs are not provided.

Recommendation

Proceed only after reviewing the legal pack and obtaining a survey and refurbishment quotes. At the guide, the property may suit a cautious BTL or light refurbishment strategy if the lower asking-rent evidence is achievable, but the missing works and cost information prevents a reliable bid or BRRRR decision.

Strategy Rating

Analysis Confidence

There is useful same-street completed-sale evidence and two rental asking-rent points, but the sales are historical and lack bedroom, size and condition details; EPC, survey, refurbishment costs, legal-pack costs and achieved rent are unavailable.