Flat 7 Heantun Mill Court, Willingsworth Road, Wednesbury, WS10 7JU

Description

A vacant leasehold first floor flat

Location

Flat 7 Heantun Mill Court, Willingsworth Road, Wednesbury, WS10 7JU Full listing coordinates are used for mapping: 52.546814, -2.034827.

Investment Analysis

Investment Snapshot

Works Required

• Services testing and compliance

• Targeted kitchen/bathroom repairs where required

• Decoration, flooring and joinery

• Roof/damp/windows/external repairs identified by survey

• Check service-charge major works before budgeting internal refurbishment

HB working works allowance: £14,000–£26,000. This is based on the auction description, accommodation and visible condition indicators; replace it with surveyor/contractor evidence before bidding.

Rental & Market Context

HB working market rent is £1,500–£2,000 pcm (£18,000–£24,000 p.a.), based on the bedroom count, property type and postcode market band. This is an HB estimate rather than an auctioneer figure.

Sold within 5m radius

Reliable recent like-for-like sold comparables were not established from the supplied scrape for this individual property. No comparable addresses or prices have been invented. Before bidding, verify the HB end-value range against HM Land Registry / current local sold evidence, matching property type, size, tenure, condition and micro-location.

GDV Assessment

HB indicative end value is £300,000–£535,000. For residential/income assets this is derived from the working market-rent range and a local gross-yield band of approximately 4.5%–6.0%, then checked against the current guide. Confidence is medium because a property-level sold-comparable set has not yet been verified.

Strategy Recommendation

Preferred strategy: BRRR / Buy-to-Let. The working purchase range is £55,000–£62,000 and the works allowance is £14,000–£26,000. The key question is whether the legal pack, condition and local market evidence support the income/end-value assumptions without exhausting contingency.

Potential BRRR Position

Using a mid-point purchase of £58,500 and mid-point works of £20,000, purchase + works is about £78,500 before SDLT, auction fees and finance. A 75% refinance on the HB £300,000–£535,000 end-value range is approximately £225,000–£401,250. At the mid-point, around £0 of purchase-and-works capital remains in the deal before acquisition/finance costs. HB BRRR rating: Strong.

Flip Analysis

Illustrative scenario: purchase £58,500, works £20,000, plus approximately £13,030 for acquisition, finance/holding and selling costs. Total working cost is about £91,530 against a mid-point end value of £417,500, giving an indicative pre-tax margin of £325,970 (78.1% of GDV). On these assumptions the flip is viable and is sensitive to bid competition, refurbishment overspend and resale evidence.

Investor Risks & Due Diligence

• Read the complete Bond Wolfe legal pack and special conditions, including buyer/admin fees

• Verify title, tenure, lease length, tenancy agreements and vacant-possession status

• Replace HB works assumptions with surveyor/contractor pricing

• Confirm mortgage/bridging and insurance availability for the exact asset type

• Re-check local rents and property-level sold comparables immediately before bidding

Maximum Bid Analysis

Guide £55,000+. HB considers the deal strongest around £55,000–£62,000. Above approximately £62,000, the conservative end-value/refinance margin begins to weaken materially. This is an investment sensitivity indicator, not a valuation or instruction to bid.

Recommendation

Overall HB view: BRRR / Buy-to-Let. Risk level: High; analysis confidence: Medium. The principal sensitivities are end value, rent and refurbishment cost. Proceed only if legal and physical due diligence supports the assumptions and leaves adequate contingency.

Strategy Rating

Buy-to-Let/Income: ★★★★☆ | BRRR: ★★★☆☆ | Flip: ★★★☆☆

Research Sources

https://www.bondwolfe.com/auctions/properties/358005-property-auction-wednesbury/ | https://www.bondwolfe.com/auction/3451/ | https://www.bondwolfe.com/addendum/