98 Boundary Lane, Congleton, Cheshire, CW12 3JF

Description

For sale via online auction, this three bedroom semi-detached property on Boundary Lane, Congleton presents an opportunity for buyers looking for a project with scope for improvement and potential to add value. The property benefits from driveway parking, front and rear gardens, and has scope for modernisation and improvement. It is suited to investors, developers or owner-occupiers looking for a home they can personalise and enhance.

Accommodation

Entrance hallway, good size lounge, kitchen leading to the rear yard with storage sheds and W/C. First floor landing, two double bedrooms, single bedroom and shower room.

Location

Boundary Lane, Congleton, Cheshire.

Tenure / Property Information

Investment Analysis

The supplied completed sales on Boundary Lane range from £210,000 to £425,500, with the two most recent lower-value comparables at £210,000 and £250,500. Property size, specification and condition are not provided for the comparables, so the higher sales cannot be relied upon directly. A base GDV of £250,500 is used as an indicative estimate, with a low scenario of £210,000 and a high scenario of £332,000. These are not formal valuations.

Investment Snapshot

Strategy Recommendation

Proceed only after reviewing the legal pack, inspecting the property and obtaining a firm refurbishment budget. The evidence suggests potential value-add, but the absence of rent and works-cost evidence prevents a confirmed investment case.

Works Required

Modernisation and general improvement of the house, subject to inspection and the legal pack. The evidence does not identify specific defects or support a quantified refurbishment budget.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the indicative base GDV, 75% refinance is £187,875. Against the £160,000 guide plus the known £3,600 buyer and admin charges, this leaves £24,275 before refurbishment, finance, tax and other completion costs. Because the works budget and additional costs are unknown, the cash outcome and viability cannot be confirmed.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The £1,800 buyer premium and £1,800 admin charge are payable on exchange, with possible additional disbursements and legal or seller-cost reimbursements also noted.

Flip Analysis

A potential value gap exists between the £160,000 guide and the indicative £250,500 base GDV, but refurbishment costs, finance, tax, selling costs and other auction charges are not supplied. A reliable flip surplus therefore cannot be calculated.

Investor Risks & Due Diligence

• Comparable sale prices vary materially and the differences in size, specification and condition are unknown.

• The property is described as requiring modernisation, but no inspection-based works schedule or cost estimate is supplied.

• No sufficiently specific rental evidence is available, so BTL yield cannot be established.

• Buyer and admin charges total £3,600, with possible additional disbursements and other legal or seller-related costs.

• Full legal-pack terms and potential completion costs have not been supplied.

Recommendation

Proceed only after reviewing the legal pack, inspecting the property and obtaining a firm refurbishment budget. The evidence suggests potential value-add, but the absence of rent and works-cost evidence prevents a confirmed investment case.

Strategy Rating

Analysis Confidence

There are several same-road completed sales and clear guide-price information, but comparable specifications, property condition, refurbishment costs, rent and full acquisition or disposal costs are unavailable.