99 Stapleton Lane, Barwell, Leicester, Leicestershire LE9 8HE

Description

2 bedroom semi-detached property with 2 reception rooms, requiring modernisation. Located in a popular residential area. Approximately 3 miles to Hinckley.

Accommodation

GROUND FLOOR: Hall; Lounge: 14 ft 4 in max x 13 ft 1 in; Dining room: 11 ft 6 in max x 11 ft 5 in; Kitchen: 11 ft 8 in x 4 ft 8 in. FIRST FLOOR: Bedroom 1: 13 ft 5 in x 12 ft 6 in; Bedroom 2: 11 ft 4 in x 9 ft; Bathroom. OUTSIDE: Front: Driveway and garden. Rear: Garden.

Location

Located in a popular residential area. Approximately 3 miles to Hinckley.

Tenure / Property Information

Investment Analysis

Recent Land Registry comparables on Stapleton Lane sold for £210,000–£225,000 in 2025–2026, with a £235,000 sale in 2022. An indicative base GDV of £220,000 is used, subject to the unknown condition and specification of those comparables and the subject’s required modernisation.

Investment Snapshot

Strategy Recommendation

Potential refurbishment-led resale, subject to a full survey, heating assessment, legal-pack review and verified works budget. Do not bid solely on the headline GDV spread.

Works Required

Modernisation is required. Works may include installing heating and associated systems, updating the kitchen and bathroom, general redecoration and other repairs identified by survey. No cost allowance is supported by the evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A potential BRRR structure exists because the guide range is substantially below the indicative local GDV and the property is freehold with vacant possession. However, refurbishment costs, finance costs, legal disbursements and achievable rent are unknown, so cash required and refinance surplus cannot be calculated reliably.

Buy-to-Let Analysis

BTL returns cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is provided. The property is vacant, has EPC G and no heating, and requires modernisation.

Flip Analysis

The local sold evidence supports an indicative post-works value range of £210,000–£225,000, with a £220,000 base case. Flip viability cannot be established without a supported refurbishment budget, purchase price, finance costs and selling allowance.

Investor Risks & Due Diligence

• No heating and EPC G may indicate significant compliance and installation costs.

• The property requires modernisation, but no supported refurbishment cost estimate is available.

• Comparable property condition, size and specification are not provided.

• Rental evidence is insufficient to assess BTL performance.

• Special Conditions may require additional search, seller, legal, transfer or other costs.

• Vacant possession creates an initial void and does not provide passing rental income.

Recommendation

Potential refurbishment-led resale, subject to a full survey, heating assessment, legal-pack review and verified works budget. Do not bid solely on the headline GDV spread.

Strategy Rating

Analysis Confidence

Recent same-road sold comparables and auction costs are supplied, but there is no rental evidence, refurbishment budget, condition survey, comparable specification detail or complete legal-cost information.