No. 24 Dayshield, Newcastle upon Tyne, Tyne and Wear, NE5 2YH

Description

Three bedroom end terraced house situated within an established residential area of Newcastle upon Tyne, offering well proportioned accommodation arranged over two floors. The property is in need of refurbishment, providing an excellent opportunity for a purchaser to modernise and improve the accommodation to their own requirements. The end terrace position also provides additional appeal, while the property benefits from a rear outdoor area. The property is likely to appeal to investors, first-time buyers and owner-occupiers seeking a refurbishment project in an established residential location.

Accommodation

Ground floor: entrance porch, spacious lounge, open plan dining area/kitchen and downstairs WC. First floor: three bedrooms and main bathroom.

Location

Dayshield is conveniently positioned for access to a range of local amenities, including shops, schools and everyday facilities, with good transport links providing access to Newcastle city centre and the surrounding areas.

Tenure / Property Information

Investment Analysis

Recent same-street completed sales range from £78,500 to £100,000 between March 2024 and September 2025. The subject sold for £54,700 in 2021, but its current refurbishment requirement and unknown final specification limit precision. A base GDV estimate of £92,000 is supported by the most recent comparable, with a low scenario of £78,500 and high scenario of £100,000. These are indicative scenarios, not formal valuations.

Investment Snapshot

Strategy Recommendation

Proceed only with a detailed inspection, contractor refurbishment quotation and confirmation of all auction charges. On the supplied evidence, this is better suited to a cautious owner-occupier refurbishment purchase than a clearly supported BTL, BRRR or flip investment.

Works Required

Refurbishment and modernisation of the existing accommodation, including the lounge, open-plan dining/kitchen area, three bedrooms, bathroom and downstairs WC. The evidence does not quantify the required works or identify specific defects.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £92,000 base GDV, a 75% refinance would be approximately £69,000. This is below the £75,000 guide before the £3,600 admin charge, refurbishment and other possible costs. As refurbishment costs and the buyer premium are unknown, the likely cash requirement and refinance feasibility cannot be reliably calculated.

Buy-to-Let Analysis

Advertised rental evidence ranges from £325 pcm to £1,200 pcm, producing a very wide indicative gross yield range of 5.2% to 19.2% against the £75,000 guide. The evidence is asking-rent data rather than achieved rent, and no reliable local rent for this specific property is established. Refurbishment costs and additional auction charges are also unknown, so a dependable BTL return cannot be confirmed.

Flip Analysis

The £92,000 base GDV provides limited apparent headroom over the £75,000 guide before the £3,600 admin charge, refurbishment, buyer premium, selling costs and other disbursements. A flip surplus cannot be calculated because the works allowance and selling costs are unsupported. The low GDV scenario is only £78,500, leaving particularly limited margin.

Investor Risks & Due Diligence

• Unknown refurbishment scope and cost.

• Buyer premium and other auction disbursements are not quantified.

• Rental evidence consists of advertised asking rents and ranges from £325 pcm to £1,200 pcm.

• Limited margin at the guide price before refurbishment and transaction costs.

• Low and high GDV scenarios are based on different same-street comparables and are not formal valuations.

• No occupancy information is supplied.

Recommendation

Proceed only with a detailed inspection, contractor refurbishment quotation and confirmation of all auction charges. On the supplied evidence, this is better suited to a cautious owner-occupier refurbishment purchase than a clearly supported BTL, BRRR or flip investment.

Strategy Rating

Analysis Confidence

Same-street completed sales provide useful GDV evidence, but refurbishment costs, achieved rent, occupancy, buyer premium, selling costs and several property details are unavailable. The rental evidence is also exceptionally wide.