97 Roedale Road, Brighton, East Sussex, BN1 7GD

Description

A Vacant Five Bedroom Semi Detached Fully Licensed HMO. Potential for Development (Subject to Obtaining all Relevant Consents). The property comprises a five bedroom semi detached HMO arranged over lower ground, ground and first floors.

Accommodation

Lower Ground Floor: Basement Rooms. Ground Floor: Reception Room, Kitchen, Two Bedrooms. First Floor: Three Bedrooms, Bathroom, Separate WC. Exterior: The property benefits from a rear garden.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Preston Park are within easy reach. Transport links are provided by London Road rail station.

Tenure / Property Information

Investment Analysis

The £535,000 2022 sale of 85 Roedale Road is the only recent completed-sale evidence. It is a same-road semi-detached comparable, but differences in size, condition, HMO use and specification are unknown. £535,000 is therefore a provisional GDV proxy, not a formal valuation.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence alone. Obtain the legal pack, survey, HMO licence details, room-income evidence, compliance information and a full cost plan before considering BTL, BRRR or resale.

Works Required

No specific defects or refurbishment requirements are evidenced. Allow for inspection, compliance checks, EPC/licensing review and any works identified by survey; investigate proposed development and obtain all required consents.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the provisional £535,000 GDV proxy, 75% refinance is £401,250. Refurbishment costs, acquisition costs beyond the £1,800 admin charge, finance costs and compliance expenditure are not sufficiently evidenced, so cash left in and equity cannot be calculated reliably.

Buy-to-Let Analysis

The only rental evidence is an advertised asking rent of £546 pcm, not an achieved rent or confirmed HMO room-income schedule. At the £325,000 guide, this implies approximately 2.02% gross yield before fees, finance, management and operating costs. The evidence does not support a reliable BTL appraisal.

Flip Analysis

A same-road 2022 sale supports a provisional £535,000 GDV proxy. However, works, selling costs and other acquisition costs are unsupported, so a reliable flip surplus cannot be calculated.

Investor Risks & Due Diligence

• Advertised rent is not achieved rent and may not represent five-bedroom HMO income.

• Refurbishment and compliance costs are unknown.

• Development potential is subject to obtaining all relevant consents.

• Additional special-condition fees and disbursements may apply.

• The provisional GDV relies principally on one same-road sale with unknown differences.

• HMO licensing and operational compliance details are not provided.

Recommendation

Do not bid on the current evidence alone. Obtain the legal pack, survey, HMO licence details, room-income evidence, compliance information and a full cost plan before considering BTL, BRRR or resale.

Strategy Rating

Analysis Confidence

There is one recent same-road sale and one advertised rent, but no verified passing rent, condition assessment, refurbishment budget, full fees or detailed comparable evidence.