10 Duck Street, Potterne, Devizes, Wiltshire, SN10 5NB

Description

3 Bedroom Grade II listed cottage in need of modernisation. Situated in the popular village of Potterne and with the benefit of a garage. Ideal investment.

Accommodation

Ground floor: entrance hall, living room, kitchen/breakfast room and utility room with door to the garage and WC. First floor: landing, 3 bedrooms and a bathroom. The garden, accessed by a walkway, is mainly laid to lawn with some mature shrubs and 2 garden sheds.

Location

Situated in the popular village of Potterne, Devizes, Wiltshire.

Tenure / Property Information

Investment Analysis

The available completed sales range from £200,000 to £550,000, but the evidence is not sufficient to establish this property's market value. The comparables are mainly detached properties, whereas the subject is described only as a Grade II listed cottage; only one comparable is terraced and it sold in 2018. The £339,950 2026 sale is also a different property type. The £120,000 guide cannot be treated as market value, and no reliable GDV scenario is supportable without more specific comparable evidence, floor area, tenure and condition detail.

Investment Snapshot

Strategy Recommendation

Proceed only after legal review, listed-building/condition assessment and independent valuation. On the supplied evidence, neither BTL, BRRR nor flipping can be underwritten reliably.

Works Required

The cottage is stated to need modernisation. A precise works schedule and cost cannot be established from the evidence supplied; inspection is required, particularly given the Grade II listed status. The described accommodation includes a kitchen/breakfast room, utility room, WC, bathroom, three bedrooms, garage, garden and sheds, but no specific defects are identified.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment is not supportable from the supplied evidence. The purchase price is only a guide, refurbishment costs are unquantified, no rent is evidenced and no defensible GDV or refinance value can be calculated. Grade II listing requirements may also affect the scope and cost of modernisation, subject to confirmation.

Buy-to-Let Analysis

BTL analysis cannot be completed reliably. No sufficiently specific rental comparable or auctioneer rent estimate is provided, and the refurbishment cost is unknown. Gross yield, operating return and debt affordability therefore cannot be established.

Flip Analysis

A flip appraisal cannot be completed reliably. The available sales are not sufficiently comparable by property type and date, while the property's condition, floor area, tenure, works cost and resale value are not evidenced. No supported flip surplus can therefore be calculated.

Investor Risks & Due Diligence

• Grade II listed status may constrain or complicate modernisation; no permissions or restrictions are supplied.

• The property is stated to need modernisation, but the scope and cost of works are unknown.

• No sufficiently specific rental evidence or auctioneer rent estimate is available.

• The comparable sales are predominantly detached and therefore may not represent the value of this cottage.

• Tenure and lease information are not supplied.

• Parking is on-street nearby on a first-come, first-served basis.

• The property has oil-fired heating, with no running-cost or system-condition information supplied.

Recommendation

Proceed only after legal review, listed-building/condition assessment and independent valuation. On the supplied evidence, neither BTL, BRRR nor flipping can be underwritten reliably.

Strategy Rating

Analysis Confidence

The evidence includes a guide price and several local completed sales, but lacks tenure, floor area, EPC, rent, buyer costs, condition detail, quantified works and sufficiently comparable property-type evidence.