Bank End, Reedness, Goole, East Yorkshire, DN14 8HG

Property Overview

Substantial detached cottage in need of renovation, offered with vacant possession, together with a single building plot benefiting from outline planning for a new detached three-bedroom house. The property is located at Bank End, Reedness, Goole, East Yorkshire, DN14 8HG.

• Property type: Cottage
• Bedrooms: 3
• Tenure: Freehold
• Occupancy: Vacant
• Current EPC rating: G8

Accommodation

The existing house provides approximately 1,430 sq ft of accommodation, with three reception rooms, a kitchen, a large bathroom and two large bedrooms that can be reconfigured to three bedrooms.

• Ground floor: entrance hall, living room, sitting room, kitchen and third bedroom/dining room/study.
• First floor: landing, rear bedroom, front bedroom and bathroom.
• Outside: overgrown gardens, brick and tiled barn/workshop currently inaccessible, off-street parking with vehicular access from Main Street, forecourt garden and large side garden.

The proposed new dwelling will provide three bedrooms, two bathrooms, two reception rooms and a dining kitchen.

Location

The property is on the edge of the rural village of Reedness, with views over the river at the rear. It is placed for access to Goole, Scunthorpe and the M62 and M18 motorways.

Tenure & Key Information

• Freehold with vacant possession.
• Council Tax Band D, payable to East Riding of Yorkshire Council.
• Off-street parking with vehicular access from Main Street.
• Central heating to radiators.
• It is understood that mains water and electricity are laid to the property.
• Drainage is to a septic tank.
• Windows are double glazed with uPVC framed sealed units.
• None of the services or associated appliances have been checked or tested.
• Lease information was not supplied.

Auction & Buyer Charges

• Guide price: £225,000–£275,000 plus fees.
• Auction date: 30 September 2026.
• Auction time: 1.00pm.
• Buyer premium: £900 (£750 plus VAT), payable in addition to the purchase price.
• Administration charge: 0.3% including VAT, subject to a minimum of £900 (£750 plus VAT), payable in addition to the purchase price.
• Disbursements listed in the legal pack may be payable on completion.
• Special Conditions of Sale may include Search Fees, reimbursement of Sellers costs, Legal Fees and Transfer Fees.

Investment Analysis

HB assessment: The supplied sold comparables are all terraced properties in Kilton Court, Hull, whereas the subject is a three-bedroom cottage in Reedness. They are not sufficiently comparable to support a reliable market value or GDV estimate.

No HB estimates are available for GDV, refurbishment costs, rent, gross yield or maximum bid. No rental evidence, condition details or refurbishment scope were supplied. The guide range is an auction guide and not an evidence-based valuation.

At the guide range, the minimum administration charge applies. HB assessment states that known additional charges total £1,800 before any other costs, comprising the £900 buyer premium and minimum £900 administration charge.

Sold Comparables

HM Land Registry sold data supplied for comparison:

Property	Price	Sold date	Type	Tenure
3, Kilton Court, Hull, HU8 9FE	£105,000	30 July 2024	Terraced	Freehold
5, Kilton Court, Hull, HU8 9FE	£108,500	16 June 2023	Terraced	Freehold
15, Kilton Court, Hull, HU8 9FE	£125,000	23 October 2020	Terraced	Freehold
24, Kilton Court, Hull, HU8 9FE	£109,000	1 February 2019	Terraced	Freehold
3, Kilton Court, Hull, HU8 9FE	£96,000	21 September 2018	Terraced	Freehold

HB assessment: These sales are not sufficiently comparable to support a reliable valuation or GDV estimate for the subject property.

Rental Evidence

No advertised rental evidence or passing-rent evidence was supplied. Asking or estimated rent is not achieved or passing rent. No rental yield calculation is available.

Strategy & Risks

HB assessment recommends not bidding on the supplied evidence alone. Obtain an independent valuation, inspect the property and establish achievable rent and condition before bidding.

• All supplied sold comparables are terraced homes in Hull rather than a cottage in Reedness.
• No rental comparables or passing-rent evidence are available.
• No condition, layout, floor area, services or refurbishment information was supplied beyond the stated property details.
• Vacant possession means there is no demonstrated income at purchase.
• The buyer premium and administration charge are payable in addition to the purchase price.
• Other fees and disbursements may be payable under the legal pack and Special Conditions of Sale.
• An estimated maximum bid cannot be calculated reliably from the supplied evidence.