Bolton Road, Bradford: cheap northern stock, honestly priced

The valuation, and every comparable behind it

21 of 100 pulled comparables drove the valuation, with a matched median of £80,000. The price per square foot cross-check implies £0 for this floor area.

This valuation is based on 21 recently sold properties near this 1-bedroom Terraced. 9 sales were excluded from the pool as they belonged to a different postcode sector with a materially higher price-per-sqft than the subject's local pocket (BD3 0N). This avoids pulling the valuation up against a different micro-market. No floor area was available for this property, so we based the valuation on the actual sold prices of comparable terraceds nearby with matching bedrooms and type. Key examples: 668, Bolton Road, 829 sqft, £120,000; 55, Spinkwell Close, 592 sqft, £80,000; 6, Westminster Place, 861 sqft, £80,000. Notably, 6 sales were on the same road as this property (668, Bolton Road, 829 sqft, £120,000 and 648, Bolton Road, 753 sqft, £95,500), providing a highly relevant price anchor. Based on these comparables, a refurbished 1-bedroom terraced in this area is valued at £96,164. This is the median of the comparable evidence, the point at which half the comparable sales sit above and half below. Confidence: high. The purchase price is £49,000, which is £51,471 (51.2%) below this post-refurb valuation. This gap represents the potential uplift from purchasing below market value and refurbishing. The comparable sales confirm the market supports a higher price once the property is brought to a good standard. Sanity flag: GDV is more than 2x the asking price (2.05x). Either the asking is materially below market or the comp pool is skewing high. Worth a manual cross-check. No floor area available for this property, so this uses the median price per sqft of 17 comparable sales of the same property type x the typical floor area of matching sold homes (829 sqft), low confidence. Comparable evidence spans £82,071 to £111,915 (middle half of comp-implied values). 4 outlier comps excluded before valuing. Premium withheld: modelled refurb of £2,496 is below the £10,000 threshold, so the valuation is not uplifted for a refurbished finish.

The refurbishment, room by room

Total £2,496 including VAT: rooms £1,508, energy works £0, overheads £663, with a 15% contingency carried.

• Living Room/Kitchen3 costed items · £734
• Bathroom9 costed items · £773

The rent, with its evidence

Market rent today £750/month (£737 to £750), post-refurbishment estimate £748/month, a stated premium of -0.3%, from 3 matched comparable lets. Confidence 29%.

3 comparable rental listings were identified near this property, matched on property type, bedroom count, and proximity. The comps indicate a median of £750/month for properties of this type and size. Post-refurb rental estimate: £748/month (£8976/year).