Apartment 304, Devonshire House, 40 Great Charles Street Queensway, Birmingham, B3 2LX

Description

A vacant leasehold one bedroom apartment

Location

Apartment 304, Devonshire House, 40 Great Charles Street Queensway, Birmingham, B3 2LX Full listing coordinates are used for mapping: 52.482445, -1.902891.

Investment Analysis

Investment Snapshot

Works Required

• Services testing and compliance

• Targeted kitchen/bathroom repairs where required

• Decoration, flooring and joinery

• Roof/damp/windows/external repairs identified by survey

• Check service-charge major works before budgeting internal refurbishment

HB working works allowance: £14,000–£26,000. This is based on the auction description, accommodation and visible condition indicators; replace it with surveyor/contractor evidence before bidding.

Rental & Market Context

HB working market rent is £700–£900 pcm (£8,400–£10,800 p.a.), based on the bedroom count, property type and postcode market band. This is an HB estimate rather than an auctioneer figure.

Sold within 5m radius

Reliable recent like-for-like sold comparables were not established from the supplied scrape for this individual property. No comparable addresses or prices have been invented. Before bidding, verify the HB end-value range against HM Land Registry / current local sold evidence, matching property type, size, tenure, condition and micro-location.

GDV Assessment

HB indicative end value is £105,000–£165,000. For residential/income assets this is derived from the working market-rent range and a local gross-yield band of approximately 6.5%–8.0%, then checked against the current guide. Confidence is medium because a property-level sold-comparable set has not yet been verified.

Strategy Recommendation

Preferred strategy: BRRR / Buy-to-Let. The working purchase range is £10,000–£11,000 and the works allowance is £14,000–£26,000. The key question is whether the legal pack, condition and local market evidence support the income/end-value assumptions without exhausting contingency.

Potential BRRR Position

Using a mid-point purchase of £10,500 and mid-point works of £20,000, purchase + works is about £30,500 before SDLT, auction fees and finance. A 75% refinance on the HB £105,000–£165,000 end-value range is approximately £78,750–£123,750. At the mid-point, around £0 of purchase-and-works capital remains in the deal before acquisition/finance costs. HB BRRR rating: Strong.

Flip Analysis

Illustrative scenario: purchase £10,500, works £20,000, plus approximately £3,540 for acquisition, finance/holding and selling costs. Total working cost is about £34,040 against a mid-point end value of £135,000, giving an indicative pre-tax margin of £100,960 (74.8% of GDV). On these assumptions the flip is viable and is sensitive to bid competition, refurbishment overspend and resale evidence.

Investor Risks & Due Diligence

• Read the complete Bond Wolfe legal pack and special conditions, including buyer/admin fees

• Verify title, tenure, lease length, tenancy agreements and vacant-possession status

• Replace HB works assumptions with surveyor/contractor pricing

• Confirm mortgage/bridging and insurance availability for the exact asset type

• Re-check local rents and property-level sold comparables immediately before bidding

Maximum Bid Analysis

Guide £10,000+. HB considers the deal strongest around £10,000–£11,000. Above approximately £11,000, the conservative end-value/refinance margin begins to weaken materially. This is an investment sensitivity indicator, not a valuation or instruction to bid.

Recommendation

Overall HB view: BRRR / Buy-to-Let. Risk level: High; analysis confidence: Medium. The principal sensitivities are end value, rent and refurbishment cost. Proceed only if legal and physical due diligence supports the assumptions and leaves adequate contingency.

Strategy Rating

Buy-to-Let/Income: ★★★★☆ | BRRR: ★★★☆☆ | Flip: ★★★☆☆

Research Sources

https://www.bondwolfe.com/auctions/properties/362185-property-auction-birmingham/ | https://www.bondwolfe.com/auction/3451/ | https://www.bondwolfe.com/addendum/