Seven Vancouver Drive, Bolton-Upon-Dearne, Rotherham, South Yorkshire

Description

Newly refurbished three bedroom end property on a generous corner plot with private front, side and rear gardens and gated driveway. The property has been refurbished throughout with a modern kitchen and bathroom, fresh décor, updated flooring, double glazing, gas central heating via a modern boiler, re-roofing and external wall insulation with a re-rendered finish. It was previously let and is presented as suitable for investment or owner-occupation.

Accommodation

Entrance hallway, spacious lounge, modern kitchen/diner, utility/storage area, three bedrooms, bathroom and separate WC.

Location

Conveniently located close to local shops, schools, a train station, Manvers Lake and excellent road links.

Tenure / Property Information

Investment Analysis

Recent same-street completed sales range from £95,500 to £140,000. Terraced comparables sold for £100,000 and £102,000, while semi-detached comparables sold for £95,500, £117,000 and £140,000. The subject is an end property, newly refurbished and on a corner plot, but the comparables differ in type and specification. A base GDV of £110,000 is used, with low and high scenarios of £102,000 and £117,000.

Investment Snapshot

Strategy Recommendation

Cautious buy-to-let or owner-occupier purchase, subject to confirming the achievable rent, title/legal position and total auction costs. The refurbished condition limits immediate works risk, but the valuation and rent evidence remain estimates.

Works Required

No material refurbishment works are identified from the description. The property is stated to have been refurbished throughout, including kitchen, bathroom, décor, flooring, boiler, roof and external finish. Allow for inspection, statutory checks and routine letting preparation, which are not costed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using a midpoint purchase price of £82,500, no refurbishment allowance and the known £3,600 admin charge, the base cost is £86,100. A 75% refinance against the £110,000 base GDV would provide approximately £82,500, leaving indicative cash of £3,600 before finance, tax and other unknown auction costs. Higher purchase prices or additional costs would increase cash left in.

Buy-to-Let Analysis

Using the auctioneer's estimated rent of £10,800 per annum, equivalent to £900 pcm, the gross yield is approximately 13.1% against the midpoint guide price of £82,500 and 12.5% against the £86,100 purchase-plus-known-cost base case. The rent is an estimate rather than achieved passing rent, and no specific external rental comparable was identified.

Flip Analysis

The base GDV is estimated at £110,000 against base costs of £86,100, giving £23,900 before finance, tax, selling costs and any additional auction charges. A reliable net flip surplus cannot be calculated because no selling-cost allowance or complete fee schedule is supplied.

Investor Risks & Due Diligence

• The £10,800 annual rent is an auctioneer estimate, not verified achieved or passing rent.

• No sufficiently specific external rental comparable was identified.

• Comparable sales include both terraced and semi-detached properties with a broad £95,500 to £140,000 range.

• Additional search fees, sellers' costs, legal fees and transfer fees may apply but are not quantified.

• The base calculations use the midpoint guide price; the actual auction purchase price may be higher.

• No formal selling-cost allowance is supplied, so a net flip surplus cannot be established.

Recommendation

Cautious buy-to-let or owner-occupier purchase, subject to confirming the achievable rent, title/legal position and total auction costs. The refurbished condition limits immediate works risk, but the valuation and rent evidence remain estimates.

Strategy Rating

Analysis Confidence

The property description, tenure, occupancy, refurbishment details, admin charge and several same-street completed sales are supplied. However, rental evidence is limited to an auctioneer estimate, comparables vary by property type, and additional auction costs are unspecified.