Buying property at auction can be one of the fastest ways to build a property portfolio, but it isn't without risk. For landlords, developers and property investors, the biggest opportunities often come from homes that need significant refurbishment. This auction property renovation is a perfect example.
When David and Frank of Probe Property bought a three-bedroom terraced house at auction for £60,000, they were taking on a property that had sat empty for seven years. Water damage, outdated interiors and years of neglect meant most buyers would have walked away. Less than six months later, the property had been completely transformed into a modern family home, ready for tenants to move in.
If you're considering buying property at auction, looking for buy to let investment ideas, or simply enjoy before and after renovation projects, this transformation shows what can be achieved with careful planning, local knowledge and a clear refurbishment strategy.
Before the Renovation: A Vacant House with Significant Water Damage
"It was run down when we bought it," David explained. "It had been vacant for years, so there was water damage throughout. Everything was old, dated, and needed attention."
The house had lain empty for seven years before it appeared in our auction catalogue. While many buyers see vacant properties as a risk, experienced investors often see opportunity. Properties requiring renovation can often be purchased below market value, allowing investors to add value through refurbishment and increase both rental income and future resale value.
For David and Frank, this was exactly the type of project they were looking for.
Why They Bought This Auction Property
One of the most important lessons for anyone buying at auction is to invest in areas you understand.
"We know the area, and we tend to buy similar properties," said David. "We knew our numbers before we bid."
Based in Kilmarnock, the pair were already familiar with local property values, tenant demand and refurbishment costs. That knowledge allowed them to confidently assess whether the project would stack up financially before placing a bid.
It's a strategy many successful landlords follow - buy what you know.
Before and After: Reimagining the Ground Floor
Walking into the finished property today, it's hard to imagine what it once looked like. One of the first surprises is a cosy home office located just off the entrance hall. This space was previously an external bin store, inaccessible from inside the house and containing asbestos that needed to be professionally removed.
The downstairs layout has been significantly reconfigured to make better use of the available space. The boiler was relocated beneath the staircase, while the former kitchen entrance has been transformed into a convenient downstairs WC. A particularly clever addition is the utility area, which now occupies part of the former kitchen access. Complete with space for a washing machine and tumble dryer, an easily accessible stopcock, and even a built-in wine rack, it's the sort of practical feature that modern families appreciate.
The living room was also redesigned.
"There was originally a double doorway into the lounge," David explained. "We reduced it to a single door to give people more usable wall space."
The Biggest Transformation: Creating an Open-Plan Kitchen and Living Space
The standout before and after feature has to be the removal of the wall between the kitchen and living room. The result is a bright, spacious open-plan living area that feels significantly larger than the original layout.
"That's what the young ones all want," laughed David.
The new kitchen was fitted with quality appliances including a large fridge freezer, dishwasher, integrated bin storage and flexible pull-out tap. While these upgrades pushed the refurbishment budget higher than planned, David believes they make the property stand out in the rental market.
"We like to renovate homes to a standard that we would happily live in ourselves."
This philosophy is visible throughout the property.
One feature that immediately catches visitors' attention is the bespoke media wall, complete with integrated lighting, timber panelling and space for an electric fire. It's not the type of feature tenants typically expect to find in a rental property - even the plug sockets include built-in USB and USB-C charging points – but David and Frank have ensured to add in these special touches.
The Upstairs Renovation
Upstairs, the transformation continues. The bathroom retains its original layout but now features a brand-new suite and electric shower.
"We've used a new waterproof boarding system that's recently come onto the market," Frank explained. "We preferred it to traditional wet wall because of the finish and durability."
All three bedrooms have been fully refreshed with new carpets, modern wooden doors and neutral décor. One bedroom required particularly extensive work after a burst water tank had caused a large hole in the ceiling before the property was purchased.
Externally, the improvements included new soffits, new gutters and a professionally cleaned roof. Looking at the finished property today, it's difficult to imagine the condition it was in when purchased.
Did the Refurbishment Add Value?
One of the key questions investors ask when buying a renovation property is whether the refurbishment will generate enough value to justify the costs. When we visited the property, David and Frank were awaiting a formal revaluation. However, local comparable sales suggested the strategy had worked.
"A three-bedroom house just around the corner sold for over £115,000," David said.
The property was also expected to achieve around £900 per month in rental income, with tenants due to move in that same week.
Building a Buy-to-Let Portfolio Through Property Investment
Property investment is not David and Frank's main business. The pair run Probe Drainage Solutions while steadily growing their property portfolio on the side.
"We don't take a wage out of the property side," David explained. "We just reinvest, reinvest, reinvest."
Their portfolio now consists of 13 residential properties and 3 commercial properties. Like many experienced investors, they use refinancing and external investment to continue expanding their portfolio.
How Long Did the Renovation Take?
Despite requiring a complete refurbishment, the project took less than six months to complete.
"It was a full rip-out-and-start-again," David said. "But it actually went quite smoothly. We bought it at the end of 2025 and have tenants moving in this week. That's about the timescale we expected."
For investors considering a similar project, this highlights the importance of realistic timelines and having trusted tradespeople available when needed.
Is Buy-to-Let Still Worth It?
With increasing regulation and higher costs, many people question whether buy-to-let remains a worthwhile investment. David and Frank remain positive.
"We still think it's a great way to earn additional income," Frank said.
For David, property investment started with inspiration from television renovation programmes.
"I spent about a year unwell and watched Homes Under The Hammer every day. I remember thinking, 'I could do that.'"
Years later, the pair continue to grow a portfolio that they hope will become a long-term family asset.
Their Advice for Anyone Buying Property at Auction
David and Frank's biggest piece of advice for first-time auction buyers is simple: Always view the property if possible.
"Viewing the property before buying is the golden rule," said Frank. "It lets you get a feel for the area and allows you to speak to the neighbours."
David added another important lesson:
"I said £60,000 was my maximum bid and I stuck to it."
Setting a maximum price and understanding your refurbishment costs before bidding are two of the most important principles of successful property auction investing.
This before and after property renovation demonstrates why so many investors continue to buy property at auction. What was once a vacant, water-damaged house sitting empty for seven years has become a modern family home generating rental income and providing high-quality accommodation for tenants.
For aspiring landlords, property investors and auction buyers, it's a reminder that some of the best opportunities can be hidden behind dated interiors, water damage and years of neglect. With the right knowledge, careful budgeting and a clear refurbishment plan, auction properties can offer significant opportunities to add value and grow a property portfolio.
Thinking about buying a property at auction? Browse our current auction catalogue to see the latest investment opportunities across Scotland.
