10 Hudson Road, Malmesbury, Wiltshire

Description

1 Bedroom first floor flat for modernisation. Ideal investment within walking distance of the town centre.

Accommodation

Private entrance with hall and staircase to the first floor; hallway, sitting room, kitchen, bathroom and large store cupboard.

Location

Within walking distance of the town centre.

Tenure / Property Information

Investment Analysis

No completed-sale comparables or formal valuation evidence supplied. The £70,000 guide is the only purchase price evidence. GDV and scenario values cannot be established reliably. The property is described as a one-bedroom leasehold flat for modernisation, with a new lease expected to be created on completion for 999 years.

Investment Snapshot

Strategy Recommendation

Potentially investigate as a BTL only, subject to inspection, verification of the £9,600 rent estimate, lease review, lender valuation and a full costed modernisation schedule. Do not bid on a flip or BRRR basis without GDV and works evidence.

Works Required

Modernisation of the flat as required, based only on the description. The evidence does not specify the condition, rooms requiring work, specification or costs, so no detailed schedule or refurbishment allowance can be supported.

Rental & Market Context

Potential BRRR Position

A BRRR assessment cannot be completed because no GDV, refurbishment cost, buyer costs or refinance valuation is supplied. The expected 999-year new lease may support long-term financeability, but this should be confirmed legally and with the lender before bidding.

Buy-to-Let Analysis

At the £70,000 guide, the auctioneer's potential income estimate of £9,600 per annum implies approximately 13.71% gross yield before finance, operating costs, voids and taxes. The supplied rental listing implies £875 pcm, equivalent to 15.0% gross yield, but it is an advertised asking rent for a different location and is not an achieved rent or confirmed valuation for this flat. Net yield cannot be established.

Flip Analysis

A flip assessment cannot be completed because there are no completed-sale comparables, supported GDV, quantified works allowance, selling costs or total project cost. Any resale surplus would therefore be speculative.

Investor Risks & Due Diligence

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

• The £9,600 annual income is an auctioneer estimate rather than passing rent.

• The only rental listing is an advertised asking rent in Station Road, Minety, rather than confirmed evidence for this flat.

• No buyer premium, admin charge or other acquisition costs are supplied.

• The new 999-year lease is only expected to be created upon completion and requires legal confirmation.

• Communal parking is first come, first served rather than allocated.

• No EPC, council tax or service-charge information is supplied.

• No completed-sale comparables or formal market valuation are supplied.

Recommendation

Potentially investigate as a BTL only, subject to inspection, verification of the £9,600 rent estimate, lease review, lender valuation and a full costed modernisation schedule. Do not bid on a flip or BRRR basis without GDV and works evidence.

Strategy Rating

Analysis Confidence

The guide price, property description, tenure, expected lease term and an auctioneer rent estimate are supplied, but there are no completed-sale comparables, quantified works, buyer costs, EPC, council tax, service charge or confirmed achieved rent.