South West Cemetery Lodge, Chester Road, Sunderland, Tyne and Wear, SR4 8PX

Description

An exciting opportunity to acquire this distinctive three-bedroom detached lodge, offering considerable potential for refurbishment and improvement. The property provides well-proportioned single-storey accommodation and would make an ideal project for investors, developers or owner-occupiers looking to create a characterful home to their own specification. Internally, the accommodation comprises an entrance hall, spacious lounge with bay window, kitchen, three bedrooms and bathroom. The property is now in need of a programme of modernisation throughout, allowing the successful purchaser an excellent opportunity to add value. Externally, the lodge occupies an established position with surrounding garden areas and benefits from an attractive traditional red-brick exterior. Situated off Chester Road in Sunderland, the property is conveniently positioned for access to local amenities, transport links and Sunderland city centre. A rare and interesting property with plenty of potential, making early viewing highly recommended.

Accommodation

Entrance Hall; Lounge; Kitchen; Three Bedrooms; Bathroom; Storage

Location

Situated off Chester Road in Sunderland, conveniently positioned for access to local amenities, transport links and Sunderland city centre.

Tenure / Property Information

Investment Analysis

No HM Land Registry completed-sale comparables or formal valuation evidence is supplied, so GDV and market value cannot be reliably estimated. The £100,000–£120,000 guide is an auction guide only. Two advertised 3-bedroom rental listings at £475 pcm support an indicative asking-rent range of £475 pcm, but not an achieved rent.

Investment Snapshot

Strategy Recommendation

Treat as a refurbishment-led residential purchase only after confirming the lease terms, obtaining a full survey and contractor quotations, and validating achievable local rent and resale value. Do not rely on the guide price or asking-rent evidence alone.

Works Required

Modernisation throughout as described, including updating the kitchen, bathroom, internal finishes and other dated elements. The evidence does not identify specific defects or provide a refurbishment budget, so no cost allowance is stated.

Rental & Market Context

Potential BRRR Position

A BRRR assessment cannot be completed because no supported GDV, refurbishment cost, lease-term details or finance assumptions are provided. The known £3,600 administration charge would be payable in addition to the purchase price, with further possible charges also noted by the auctioneer.

Buy-to-Let Analysis

Using the two advertised £475 pcm rents, annual gross rent is £5,700. This equates to approximately 5.70% at the £100,000 low guide and 4.75% at the £120,000 high guide, before refurbishment, finance, maintenance, voids, management, insurance and other costs. These are asking rents rather than achieved rents, and the lease terms are not supplied.

Flip Analysis

A flip appraisal cannot be completed because there are no completed-sale comparables, supported GDV, refurbishment budget or selling-cost allowance. The property is described as requiring modernisation throughout, creating cost and resale-value uncertainty.

Investor Risks & Due Diligence

• Long leasehold tenure is stated, but the lease length, ground rent, service charge and other lease obligations are not supplied.

• The property is described as requiring modernisation throughout, but no survey findings or refurbishment quotations are available.

• The EPC rating is E.

• The £475 pcm rental evidence consists of advertised asking rents, not achieved rents or a passing tenancy.

• A £3,600 administration charge is stated, and further search, legal, transfer, seller-cost reimbursement and other buyer charges may apply.

• Parking, heating and council tax information is not supplied.

• No completed-sale comparables or formal valuation evidence are supplied.

Recommendation

Treat as a refurbishment-led residential purchase only after confirming the lease terms, obtaining a full survey and contractor quotations, and validating achievable local rent and resale value. Do not rely on the guide price or asking-rent evidence alone.

Strategy Rating

Analysis Confidence

The property description, guide range, known administration charge and limited rental evidence are supplied, but there are no completed-sale comparables, refurbishment costs, GDV, lease details, or full purchase-cost information.