Brooklands, 17 Old Road, Stoke-on-Trent, Staffordshire

Description

A five bedroom, Grade II listed, semi detached home located in Tean, a popular village in Staffordshire. The property requires a full scheme of works and presents a buyer with the opportunity to increase the value and create a dream home. Original features include Minton-style flooring, exposed beams and a beautiful wooden staircase. The property sits on a sizeable plot with gardens to the side and rear, including a swimming pool which could be re-instated and a garage. Offered for sale with the benefit of 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 a bathroom. Second Floor: additional bedroom and a study/playroom. External: driveway, gardens to the side and rear, garage, outhouse and a disused swimming pool.

Location

Tean, a popular village in Staffordshire.

Tenure / Property Information

Investment Analysis

The evidence indicates a wide range of completed sales on Old Road: £165,000, £269,500 and £500,000. The £500,000 sale is the most recent but no size, condition or specification details are supplied, so comparability cannot be confirmed. Given the subject's five bedrooms, sizeable plot and listed status, but also its stated requirement for a full scheme of works, a broad evidence-based GDV range of £300,000–£500,000 is used, with a cautious base case of £400,000. This is an indicative HB estimate, not a formal valuation.

Investment Snapshot

Strategy Recommendation

Proceed only after a detailed inspection, listed-building/planning review and fully priced works schedule. Do not bid on a BTL or flip basis until refurbishment costs and resale comparables are independently validated.

Works Required

A full scheme of works is required, but the evidence does not itemise the works or provide costs. Any works must be assessed in the context of the Grade II listing. The disused swimming pool could potentially be reinstated, but this should not be assumed within the base case. Review the garage, outhouse, gardens, oil heating, services, roof, structure and all listed-building requirements before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £300,000 guide, the buyer premium is not stated and the known auction administration charge is £1,800 inclusive of VAT. Refurbishment costs are unknown, so total cost and cash requirement cannot be calculated. At the £400,000 base GDV, 75% refinancing equates to £300,000, but whether this would repay acquisition, works and other costs is untested.

Buy-to-Let Analysis

BTL underwriting cannot be completed because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The full scheme of works, Grade II listed status and unknown refurbishment cost also prevent reliable assessment of operating costs and yield.

Flip Analysis

A flip may be possible if the property can be refurbished appropriately and the £400,000 base GDV is achieved. However, refurbishment costs, selling costs, any applicable seller fees and the condition of the property are not supplied, so a reliable surplus or maximum bid cannot be calculated. The £500,000 comparable provides an upper evidence point but its comparability is unconfirmed.

Investor Risks & Due Diligence

• The property is stated to require a full scheme of works, but no scope or cost estimate is supplied.

• Grade II listed status may restrict alterations and require listed-building consent.

• The £165,000 to £500,000 comparable range is wide and detailed comparability is unavailable.

• No sufficiently specific rental evidence is supplied.

• The disused swimming pool may require significant work if reinstatement is pursued.

• Parking is stated to be subject to confirmation by the auction centre.

• Additional seller fees may be payable under the Special Conditions of Sale.

• EPC is recorded as N/A because of the Grade II listed status.

• Oil heating and the condition of the garage, outhouse and services require investigation.

Recommendation

Proceed only after a detailed inspection, listed-building/planning review and fully priced works schedule. Do not bid on a BTL or flip basis until refurbishment costs and resale comparables are independently validated.

Strategy Rating

Analysis Confidence

There are several relevant completed sales and a stated guide price, but the comparables lack condition and accommodation detail, while refurbishment costs, rent, buyer premium and potential seller fees are unavailable.