10 St. Clements Road, Warden Bay, Sheerness, Kent, ME12 4NE

Description

Vacant freehold mid terrace house with reception room, kitchen, WC, integral garage, three bedrooms, bathroom and rear garden. GIA approximately 87.60 sq m (943 sq ft).

Accommodation

Ground floor: reception room, kitchen, WC and integral garage. First floor: bedroom with en suite, two bedrooms and bathroom. Rear garden.

Location

Located on the west side of St Clements Road. The shops and amenities of Leysdown-on-Sea are to the south east. Queenborough rail station is approximately 8.6 miles west. The A249 is to the west. Leysdown Beach is to the south east.

Tenure / Property Information

Investment Analysis

The strongest supplied evidence is the £220,000 completed sale of 3 St Clements Road in February 2021. A further same-road terraced sale achieved £171,000 in March 2016. These are indicative only and are not confirmed to match the subject property's condition, specification or size. A base GDV of £220,000 is therefore used, with a low scenario of £171,000. The £140,000 guide represents a potentially attractive entry point, but condition, EPC, heating, parking, council tax, fees and legal matters are not supplied.

Investment Snapshot

Strategy Recommendation

Potential buy-to-let or light value-add purchase subject to survey, legal review and rent validation. Do not rely on the apparent margin or refinance headroom until condition, total costs and achievable rent are confirmed.

Works Required

No specific defects or refurbishment requirements are evidenced. Allow for inspection and only undertake works confirmed by the survey, potentially including general redecoration or repairs if required; no numerical works allowance is supportable from the evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £140,000 guide, 75% of the £220,000 base GDV is £165,000. This suggests theoretical refinance headroom of £25,000 before works, fees, finance, tax and valuation differences. Because refurbishment costs and acquisition costs are unknown, cash required and cash left in cannot be calculated reliably.

Buy-to-Let Analysis

The only rental evidence is an advertised, not achieved, asking rent of £1,200 pcm for a three-bedroom mid-terrace house in Sheerness. Against the £140,000 guide, this indicates a gross yield of approximately 10.29% before finance, management, maintenance, voids, insurance and other costs. The rent is not for the subject property, so achievable rent remains unverified.

Flip Analysis

Using the £220,000 base GDV, the guide price leaves £80,000 before refurbishment, acquisition costs, finance, selling costs and tax. No supported refurbishment allowance or selling-cost allowance is available, so a reliable flip surplus cannot be calculated. The £171,000 low scenario would materially reduce the margin.

Investor Risks & Due Diligence

• The £220,000 GDV is based on a same-road completed sale that is not confirmed to match the subject property.

• The rental evidence is an advertised asking rent for another property and may not represent achieved rent for this house.

• Property condition and any refurbishment requirement are unknown.

• Buyer, administration, seller and other third-party charges are not quantified.

• EPC, heating, council tax, parking and legal information are not supplied.

• The low completed-sale reference of £171,000 indicates potential downside to the base GDV assumption.

Recommendation

Potential buy-to-let or light value-add purchase subject to survey, legal review and rent validation. Do not rely on the apparent margin or refinance headroom until condition, total costs and achievable rent are confirmed.

Strategy Rating

Analysis Confidence

The property description, tenure, occupancy, guide price, two relevant completed sales and one rental asking figure are supplied. However, the sales are dated or not confirmed as exact comparables, while condition, works, fees, EPC, operating costs and legal details are missing.