1 Polebarn Gardens, Polebarn Road, Trowbridge, Wiltshire, BA14 7EW

Description

3 Bedroom semi-detached house in need of modernisation and in a quiet cul-de-sac location within a short walk of Trowbridge town centre. Ideal investment or first time buy.

Accommodation

Ground floor: entrance hall, living room, dining room, kitchen and WC. First floor: landing, 2 double bedrooms, 3rd bedroom and bathroom.

Location

Quiet cul-de-sac location within a short walk of Trowbridge town centre.

Tenure / Property Information

Investment Analysis

The only supplied sold comparables are for the same cul-de-sac but date from 1998 at £35,000 each, so they do not provide reliable current market value evidence. The £145,000 guide cannot be validated against the supplied sales data. The property is described as needing modernisation, but no detailed condition, tenure, EPC or fee information is supplied.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence alone. Obtain a current valuation, detailed survey or schedule of works, legal/title information, exact rental comparables and all auction costs before considering an owner-occupier or investment purchase.

Works Required

Modernisation of the accommodation as required, based only on the description. The evidence does not identify specific defects, systems or finishes, so no reliable works specification or cost allowance can be produced.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR cannot be reliably assessed because there is no supported current GDV, refurbishment budget, tenure information, finance assumptions or refinance evidence. The 1998 sold comparables are too historic to support a refinance valuation.

Buy-to-Let Analysis

The supplied advertised asking rent is £1,145 pcm for a three-bedroom house in Trowbridge Residential Park, BA14, producing an indicative annual rent of £13,740 and a 9.48% gross yield against the £145,000 guide. This is not confirmed achieved rent or necessarily an exact comparable, and operating costs, finance costs, fees and modernisation costs are unavailable.

Flip Analysis

A flip calculation cannot be supported because current GDV, refurbishment costs, selling costs and buyer/admin charges are unavailable. The supplied 1998 comparables do not provide a usable resale benchmark.

Investor Risks & Due Diligence

• The property is described as needing modernisation, but the scope and cost of works are unknown.

• The only sold comparables are from 1998 and cannot reliably establish current value.

• The £1,145 pcm figure is an advertised asking rent, not achieved rent, and is for a stated local residential park rather than confirmed rent for this property.

• Tenure, occupancy, EPC, council tax and auction fees are not supplied.

• Electric heating may affect running costs and tenant or purchaser demand, but no further evidence is supplied.

Recommendation

Do not bid on the current evidence alone. Obtain a current valuation, detailed survey or schedule of works, legal/title information, exact rental comparables and all auction costs before considering an owner-occupier or investment purchase.

Strategy Rating

Analysis Confidence

Current valuation, refurbishment costs, tenure, occupancy, EPC, fees and detailed condition are absent. Rental evidence is a single advertised asking rent for a stated local area rather than confirmed achieved rent for this property.