Tavily web_search/web_extract unavailable (Day 6, HTTP 432). Rightmove still blocking all curl. Bond Wolfe Cloudflare-blocked. Engine in Day 3+ mode: preparing for confirmed deals.
Working alternative: OnTheMarket direct curl — 3 promising new candidates found today.
🔴🔴 CRITICAL: 25 Waterloo Road, Wolverhampton WV1 — AUCTION TOMORROW 28 MAY 2026. All pre-auction DD must be completed TODAY.
OnTheMarket Dudley/Wolves scan completed: 3 viable property leads identified. Best find is Blackacre Road, Dudley DY2 — a 6-bed semi-detached, 1,553 sqft (144 sqm), £355,000 freehold, newly listed. GIA ≥120 sqm threshold cleared for viable split. However, at £355k purchase price, the economics still require careful stress testing.
Ivanhoe Street, Dudley DY2 (£160k, 4-bed terraced, 1,173 sqft / 109 sqm) is the best value entry point found today — borderline for NDSS 2-flat split at 109 sqm.
| Address | Property Links | Type | Price | Floor Area | Split Angle | Score |
|---|---|---|---|---|---|---|
| Blackacre Road, Dudley DY2 | 🗺️ Map 📊 Sold | 6-bed semi-detached, freehold, EPC E, Council Tax C | £355,000 | 1,553 sqft / 144 sqm | 5/6-bed with multiple reception rooms. GIA 144 sqm clears NDSS threshold. Potential: 2× 2-bed (70+61 sqm) + 1× 1-bed (50 sqm). Recently listed (<14 days). Multiple reception rooms suggest flexible layout. | 7.0/10 |
| Ivanhoe Street, Dudley DY2 | 🗺️ Map 📊 Sold | 4-bed terraced, freehold (Your Move Dudley) | £160,000 | 1,173 sqft / 109 sqm | Best value entry today at £160k. 109 sqm is borderline for 2-flat split (NDSS min ~111 sqm for 2×1-bed). Close to town centre. Could work if clever layout. Strong candidate if auction/probate pricing. | 6.5/10 |
| Edge Hill Drive, Wolverhampton WV6 | 🗺️ Map 📊 Sold | 4-bed detached, freehold (Your Move Perton — Tettenhall area) | £360,000 | ? (4-bed detached typical 1,200-1,600 sqft) | Tettenhall WV6 is a premium postcode. Higher GDV per sqm for split units (£170k-£225k each). If GIA ≥1,400 sqft, viable 2-flat high-end split (2× 2-bed luxury flats). Requires viewing to confirm GIA. | 6.5/10 |
Verdict (from skill guidelines): Total cost ~£670k vs GDV ~£290k = cost/GDV ratio of 231% — far above the 70% threshold. This confirms the skill's hard truth: pure resi conversion at current build costs (£1,800/sqm) plus post-MDR SDLT rarely works. The property is better suited to HMO operation or single-let BRRR.
BUT: At £160k purchase price, could work as a single-let BRRR with a buy at £100k-£120k. Or if negotiated down to £130k-£140k with vendor, numbers shift.
Guide Price: £350,000 | Type: Mixed-use | Auction Date: 28 May 2026
⏰ DEADLINE: TOMORROW — Complete TODAY or miss the lot.
Pre-auction DD checklist (MUST DO TODAY):
Economic model at £350k: Mixed-use means non-residential SDLT (~£4k vs ~£17.5k resi). If has existing flats/retail, pure freehold-to-leasehold play with zero construction = strongest model. If requires conversion, only works if GIA ≥120 sqm of resi space.
| Auction House | Date | Countdown | Key Lots |
|---|---|---|---|
| BTG Eddisons | 28 May 2026 | 🔴 TOMORROW | 🔥 25 Waterloo Road, Wolverhampton WV1 (£350k mixed-use) — COMPLETE DD TODAY |
| Under The Hammer | 10 June 2026 | 🔴 14 DAYS | 🔥 197-198 Wolverhampton St DY1 (6 flats on single title, £350k guide, £41,640 PA income) — CLASSIC FREEFOLD→LEASEHOLD |
| Bond Wolfe | 9 July 2026 | 🟡 43 DAYS | Catalogue ~25 June. Monitor for 58 Lea Road WV3 (~£150k, 4 flats). Also search for new unsplit blocks. |
| Bond Wolfe | 10 September 2026 | 106 DAYS | Quarterly auction — best for larger commercial/resi mixed lots |
Key summary: 24 total opportunities tracked. 16 scoring ≥8/10. 6 currently active. 3 upcoming auctions including 25 Waterloo Rd WV1 (TOMORROW) and 197-198 Wolverhampton St DY1 (14 days).
🏘️ Hermes Title Split Intelligence Engine — 27 May 2026
Data source status: Tavily DOWN (Day 6) · Rightmove blocked · Bond Wolfe mostly blocked · OnTheMarket working via curl
Reports: 27 May 2026 | 26 May 2026 | 25 May 2026