1 Westerfield House Farm Cottages, Humber Doucy Lane, Ipswich, Suffolk

Description

A spacious semi-detached house in a highly desirable location. On the northern outskirts of town close to the villages of Westerfield and Tuddenham is this semi-detached cottage offering good size family accommodation. The property comprises two reception rooms, kitchen, utility room, three bedrooms, large rear garden, parking space and is generally in good order throughout with only cosmetic enhancement required. Offering great scope as an owner occupied family home or addition to the rental sector we believe this to be an unmissable opportunity.

Accommodation

Two reception rooms, kitchen, utility room, three bedrooms, large rear garden and parking space.

Location

On the northern outskirts of town close to the villages of Westerfield and Tuddenham.

Tenure / Property Information

Investment Analysis

The £150,000 guide is not a completed-sale valuation. No HM Land Registry comparables, market valuation or sufficiently specific rental evidence has been supplied, so GDV, market value, yield and maximum bid cannot be reliably established. The stated £1,500 buyer premium and £1,200 admin charge bring the guide price plus stated charges to £152,700 before any disbursements, financing, works or other costs.

Investment Snapshot

Strategy Recommendation

Consider primarily as an owner-occupied family home subject to legal-pack review and independent valuation. Do not proceed on a BTL, BRRR or flip case without verified rental, comparable-sales and works-cost evidence.

Works Required

Cosmetic enhancement only, as described by the auctioneer. The evidence does not quantify or specify decorating, flooring, kitchen, bathroom or external works, so no refurbishment allowance is estimated.

Rental & Market Context

Potential BRRR Position

A BRRR assessment cannot be completed because there is no supported GDV, rent, refurbishment budget or refinance valuation. The property is stated to be generally in good order with cosmetic enhancement required, but the financial benefit of refurbishment is unquantified.

Buy-to-Let Analysis

The property is described as suitable for addition to the rental sector, but no sufficiently specific external rental comparable or auctioneer rent estimate is supplied. Rental income and gross yield therefore cannot be established. The guide plus stated buyer and admin charges is £152,700 before disbursements, works and finance.

Flip Analysis

A flip surplus cannot be calculated because no completed-sale comparables, supported GDV, quantified works allowance or selling-cost allowance are supplied. The guide price should not be treated as resale value.

Investor Risks & Due Diligence

• The £150,000 guide is not evidence of market value.

• No completed-sale comparables have been supplied.

• No sufficiently specific rental evidence or passing rent has been supplied.

• Cosmetic enhancement is mentioned but no works specification or cost allowance is provided.

• EPC rating E may require consideration of energy-efficiency implications.

• Disbursements and other possible legal, search, seller-cost and transfer charges are not quantified and require legal-pack review.

• The stated buyer premium and admin charge are payable on exchange of contracts.

Recommendation

Consider primarily as an owner-occupied family home subject to legal-pack review and independent valuation. Do not proceed on a BTL, BRRR or flip case without verified rental, comparable-sales and works-cost evidence.

Strategy Rating

Analysis Confidence

Property description, tenure, accommodation and stated auction charges are supplied, but there are no completed-sale comparables, specific rental evidence, quantified works costs, valuation or auctioneer rent estimate.