Brooklands, 17, Old Road, Stoke-on-Trent, Staffordshire, ST10 4EG

Description

A five-bedroom, Grade II listed, semi-detached home in Tean requiring a full scheme of works. The property occupies a sizeable plot with gardens to the side and rear, including a swimming pool which could be re-instated, and a garage. Original features include Minton-style flooring, exposed beams and a wooden staircase. Offered for sale with vacant possession.

Accommodation

Ground floor: entrance porch, entrance hallway, dining room, lounge, kitchen/diner, utility room, WC and larder. First floor: four bedrooms, en-suite to the master bedroom and bathroom. Second floor: additional bedroom and study/playroom. External: driveway, gardens to the side and rear, garage, outhouse and disused swimming pool.

Location

Tean is a village in the civil parish of Checkley, Staffordshire Moorlands. It provides access to the A50 and M6, with the North West, East and West Midlands and Stoke commutable. The village has schools, and Denstone College is nearby.

Tenure / Property Information

Investment Analysis

The strongest supplied evidence is 9 Old Road, Tean, a semi-detached freehold sale at £500,000 in August 2025. Other same-road sales range from £269,500 to £165,000, indicating substantial variation in size, condition and specification, none of which is provided for those properties. A £500,000 base GDV is an indicative upper evidence point only, not a formal valuation. The £300,000 guide is below that sale but the property requires a full scheme of works and is Grade II listed. A reliable adjusted market value cannot be established without inspection, floor area, condition detail and listed-building advice.

Investment Snapshot

Strategy Recommendation

Do not rely on the current guide for a bid decision. Obtain a full inspection, detailed listed-building works schedule, contractor pricing, legal special conditions and market valuation before considering purchase. Treat the £500,000 GDV as an unverified scenario only.

Works Required

Undertake a full scheme of works as required by the property description, subject to inspection and appropriate Grade II listed-building consents. Review the original features, oil heating, garage, outhouse, gardens and disused swimming pool. Pool reinstatement is only a stated possibility and should not be assumed in the appraisal.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A £500,000 indicative base GDV would imply 75% refinance proceeds of £375,000, but cash left in cannot be calculated because refurbishment costs, acquisition costs beyond the £1,800 documentation fee, seller charges and finance costs are not fully known. Grade II listing and the stated full scheme of works create material execution and consent uncertainty.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Total project cost is also unknown because no refurbishment allowance is provided. The property is vacant and requires a full scheme of works.

Flip Analysis

A flip appraisal cannot be completed reliably. The indicative £500,000 base GDV is supported only by a same-road 2025 sale with no detailed comparison, while refurbishment costs, acquisition costs and selling costs are unavailable. The £1,800 buyer documentation fee is known, but any seller charges are conditional and unspecified.

Investor Risks & Due Diligence

• Grade II listed status may require consent for proposed works.

• The property is described as requiring a full scheme of works, but no costed specification is supplied.

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

• The same-road sold comparables vary materially in price and lack detailed condition or accommodation evidence.

• The disused swimming pool may require substantial work if reinstated; no allowance is supported.

• Additional seller charges may be payable on completion but are not quantified.

• Oil heating and EPC status require further due diligence; EPC is stated as N/A.

Recommendation

Do not rely on the current guide for a bid decision. Obtain a full inspection, detailed listed-building works schedule, contractor pricing, legal special conditions and market valuation before considering purchase. Treat the £500,000 GDV as an unverified scenario only.

Strategy Rating

Analysis Confidence

There is useful same-road completed-sale evidence and a known guide price, but no floor area, condition detail, refurbishment costs, rental evidence, selling costs or full fee schedule. The comparables also show wide price variation.