Flat 21, 261 Victoria Avenue East, Moston, Manchester, Greater Manchester

Description

Vacant leasehold self-contained ground floor flat with a reception room/kitchen, two bedrooms and a bathroom. GIA approximately 53.69 sq m (578 sq ft).

Accommodation

Reception Room/Kitchen, Two Bedrooms, Bathroom

Location

Situated on the north east side of Victoria Avenue East. The shops and amenities of Victoria Avenue are readily available. Moston station is within approximately a 10 minute walk to the south west. The M60 motorway is accessible to the north west. Wince Brooke Park is nearby.

Tenure / Property Information

Investment Analysis

The five supplied completed sales at the same recorded address range from £85,000 to £135,000, with a median of £110,000. Because the evidence does not identify the individual flat numbers, sizes, condition or specification of the comparable sales, £110,000 is used as an indicative base GDV only. A supported evidence range is £85,000–£135,000.

Investment Snapshot

Strategy Recommendation

Proceed only after confirming the auction purchase costs, inspecting condition, verifying the comparable flat details and obtaining rental evidence. Do not bid on the current evidence alone.

Works Required

No specific defects or refurbishment requirements are evidenced. Allow only for inspection-led works, safety checks and any basic remedial items confirmed by survey, with no reliable works allowance currently supportable.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the indicative £110,000 base GDV, a 75% refinance is approximately £82,500. Acquisition cost, works, fees and rental income are unavailable, so cash required, refinance surplus and BRRR returns cannot be calculated.

Buy-to-Let Analysis

BTL viability cannot be quantified because no sufficiently specific rental evidence, auction purchase price, refurbishment budget or buyer costs has been supplied. The £505 per annum ground rent, fixed until 2038, should be included in any net cash-flow assessment.

Flip Analysis

The comparable evidence indicates an indicative resale value around £110,000, but there is no auction price, condition-based works budget, transaction-cost allowance or selling-cost allowance. A reliable flip surplus and maximum bid cannot therefore be established.

Investor Risks & Due Diligence

• The five comparable sales are not identified by individual flat number, size, condition or specification, and values vary materially from £85,000 to £135,000.

• No guide price, buyer premium, administration charge or other acquisition costs are supplied.

• No sufficiently specific rental evidence or passing rent is supplied, preventing yield analysis.

• The flat is vacant, so there is no evidenced existing rental income.

• Ground rent is £505 per annum and fixed only until 2038; future lease terms and costs should be reviewed.

• No condition report or refurbishment budget is supplied.

• The lease has approximately 132 years unexpired, but lease terms and other service-charge information are not provided.

Recommendation

Proceed only after confirming the auction purchase costs, inspecting condition, verifying the comparable flat details and obtaining rental evidence. Do not bid on the current evidence alone.

Strategy Rating

Analysis Confidence

There are five completed sales at the recorded address and clear lease/occupancy details, but the individual comparable flat details, guide price, condition, rent, fees and works costs are missing.