Bedford House, 22 Burnthouse Road, Heanor, Derbyshire DE75 7GS

Description

Development potential, scope for improvement, occupying a large plot and tucked away from the road is Bedford House, a detached property offering accommodation over three floors comprising: Entrance hall, lounge, conservatory, kitchen, utility room, wet room and second reception room. To the first floor there are two bedrooms and a bathroom with the third bedroom located on the second floor. Outside there is land to front, rear and side and a sizeable detached double garage. The property requires modernisation but does benefit from gas central heating and double glazing.

Accommodation

Entrance hall; Lounge: 7.27m x 3.52m; Conservatory: 3.05m x 2.88m; Kitchen: 3.97m x 2.41m; Utility room: 1.75m x 1.47m; Wet room: 2.45m x 1.59m; Second reception room: 6.02m x 3.48m; First floor Bedroom: 3.54m not inc wardrobes x 3.81m; Bedroom: 3.51 not inc wardrobes x 3.34m; Bathroom: 1.93m x 1.78m; Second floor Bedroom: 3.49m x 3.26m; Double garage: 5.69m x 5.59m

Tenure / Property Information

Investment Analysis

The supplied evidence supports a broad value range rather than a precise valuation. The most relevant same-road detached sales are £205,000 in March 2024 and £360,000 in October 2024, with an older £160,000 sale in 2023. Given Bedford House is a three-bedroom detached house with a large plot and double garage but requires modernisation, a broad HB scenario of £205,000–£360,000 is used, with a midpoint base GDV of £282,500. The comparable properties' condition, accommodation and plot sizes are not supplied, so confidence is limited.

Investment Snapshot

Strategy Recommendation

Proceed only if legal due diligence confirms the title, development potential and special-condition costs, and a detailed refurbishment survey supports the required margin. On the supplied evidence, avoid relying on BTL or BRRR and do not bid above a separately costed project appraisal.

Works Required

Modernisation of the existing three-storey accommodation is indicated by the description. No detailed defects, specification or works budget is supplied, so no specific works or cost allowance can be reliably quantified.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A 75% refinance against the base GDV would be approximately £211,875. This is below the £230,000 guide before adding the £1,500 buyer fee, refurbishment, finance, legal or other special-condition costs. With no quantified works budget or rental evidence, BRRR feasibility is not demonstrated.

Buy-to-Let Analysis

BTL assessment cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Modernisation costs, tenure details and any ongoing property costs are also unknown. At the £230,000 guide, the known buyer fee would bring the purchase price before works and other charges to £231,500.

Flip Analysis

The base GDV is estimated at £282,500 from the supplied same-road detached sales, but refurbishment costs, selling costs and other acquisition costs cannot be quantified. A reliable flip surplus or maximum bid therefore cannot be calculated. The guide is above the £205,000 March 2024 comparable and below the £360,000 October 2024 comparable, with significant evidence uncertainty.

Investor Risks & Due Diligence

• Refurbishment is required but its scope and cost are not supplied.

• No sufficiently specific rental evidence is available, preventing a supported yield assessment.

• The same-road detached comparables range from £160,000 to £360,000 and their condition, size and plot details are not provided.

• Development potential is stated in the description, but no planning permission, scheme or legal confirmation is supplied.

• Tenure, occupancy and lease information are blank.

• Additional fees may be contained in the Special Conditions of Sale and are not quantified.

• The 10% deposit requirement applies, subject to the stated £5,000 minimum.

Recommendation

Proceed only if legal due diligence confirms the title, development potential and special-condition costs, and a detailed refurbishment survey supports the required margin. On the supplied evidence, avoid relying on BTL or BRRR and do not bid above a separately costed project appraisal.

Strategy Rating

Analysis Confidence

There are several same-road completed sales, but the evidence lacks rental data, refurbishment costs, tenure and occupancy information, planning or legal details, and comparable property specifications.