10 Little London, Heytesbury, Warminster, Wiltshire, BA12 0ES

Description

A well proportioned 4 bedroom semi-detached house for modernisation, situated on an elevated large plot in the popular village of Heytesbury. Ideal investment.

Accommodation

Ground floor: entrance hall, living room, dining room, kitchen, rear hallway and bathroom. First floor: landing and 4 bedrooms.

Location

Situated in the popular village of Heytesbury on an elevated large plot. Good sized gardens to three sides laid mainly to lawn with numerous outbuildings and sheds. Potential to extend subject to the relevant consents.

Tenure / Property Information

Investment Analysis

The guide is £140,000. The closest supplied evidence is 9 Little London, a semi-detached property sold for £172,000 in November 2023. Other same-street semi-detached sales range from £148,900 to £320,000, but their size, condition, specification and circumstances are not supplied. A reliable GDV range cannot therefore be established. The property is described as requiring modernisation, with no detailed schedule of works, floor area or formal valuation evidence.

Investment Snapshot

Strategy Recommendation

Do not bid on current evidence alone. Obtain a full inspection, detailed refurbishment budget, tenure/title information, buyer and administration fees, and local valuation evidence before considering a BTL, BRRR or flip strategy.

Works Required

Modernisation of the house based on the auction description. The evidence does not specify which elements require work, so no reliable cost allowance can be calculated. Any extension would be subject to the relevant consents.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR appraisal cannot be quantified because GDV, refurbishment cost, rent and total acquisition costs are not sufficiently evidenced. The closest supplied sale was £172,000, but its comparability and post-modernisation value are unverified.

Buy-to-Let Analysis

BTL appraisal cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Refurbishment requirements, buyer costs and tenure information are also unavailable.

Flip Analysis

A flip appraisal cannot be quantified. The guide is £140,000, but refurbishment costs, resale GDV, selling costs and the property's floor area and condition are not supplied. Same-street semi-detached sales provide context but are too varied to support a reliable project surplus.

Investor Risks & Due Diligence

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

• No sufficiently specific rental evidence or auctioneer rent estimate is available, preventing yield analysis.

• Tenure, occupancy and lease information are not supplied.

• Buyer premium, administration charge and other auction fees are not supplied.

• On-street parking is stated and the house is accessed via a long path from the village road.

• Any extension is subject to the relevant consents.

• Electric heating may affect running costs, but no EPC or further heating details are supplied.

• The sold comparables show a wide price range and lack size, condition and specification details.

Recommendation

Do not bid on current evidence alone. Obtain a full inspection, detailed refurbishment budget, tenure/title information, buyer and administration fees, and local valuation evidence before considering a BTL, BRRR or flip strategy.

Strategy Rating

Analysis Confidence

The address, property type, guide price, description and several sold comparables are supplied, but condition detail, floor area, tenure, occupancy, fees, rent and reliable GDV evidence are missing.