103 Lakeside, Isleham Marina, Fen Bank, Isleham, Ely, Cambridgeshire

Description

Stunning waterside lodge with breathtaking lake and river views, complete with a 40ft private mooring. Offering stylish and spacious accommodation, this unique freehold property is ideal as a peaceful full-time residence, luxury holiday retreat, or excellent rental investment selling furnished. This three-bedroom, two-bathroom waterside lodge occupies a prime position within the sought-after Isleham Marina development. A highly regarded Badcock construction, the lodge was fully rebuilt to a very high standard approximately ten years ago and benefits from a 40ft reinforced lakeside boat mooring. Perfectly positioned close to the USAF Airbase, it also presents an excellent rental investment with strong appeal to professional and military tenants as well as Airbnb opportunity. Selling/offered furnished.

Accommodation

Ground Floor: Conservatory, sitting/dining room, kitchen, principal bedroom and shower room. First Floor: Bedroom two, en-suite bathroom and bedroom three. The accommodation includes a spacious conservatory with panoramic windows, an open-plan living and dining area, a fully fitted modern kitchen, a contemporary shower room, and three well-proportioned bedrooms, one having en-suite facilities. Large insulated timber shed/workshop with electrics and plumbing for a washing machine. Reinforced mooring and under-lodge storage.

Location

Situated within the sought-after Isleham Marina development, with lake and river views and close to the USAF Airbase.

Tenure / Property Information

Tenure	Freehold
Lease	Freehold
EPC	Current Rating D
Council Tax	A
Parking	Driveway providing ample off-road parking; off-street parking for three vehicles.
Heating	Centrally heated.
Services	Interested parties are requested to make their own enquiries to the relevant authorities as to the availability of services.

Investment Analysis

The supplied Isleham Marina completed sales range from £290,000 to £375,000. The subject is a three-bedroom, two-bathroom freehold lodge with a 40ft reinforced mooring, described as rebuilt to a high standard approximately ten years ago and offered furnished. Because the comparable property details are limited, a base GDV of £320,000 is used, with an evidence-based range of £290,000 to £375,000. This places the £320,000 guide at the base estimate before buyer and administration fees.

Investment Snapshot

Guide Price	£320,000 (plus fees)
HB Estimated GDV	£320,000
Refurbishment Budget	£0

Strategy Recommendation

Treat as a lifestyle or owner-occupier purchase rather than a proven BTL, BRRR or flip. Proceed only if inspection, legal-pack review and confirmation of the intended occupation or letting use support the buyer's objectives; the guide offers little margin at the base GDV.

Works Required

No refurbishment works are evidenced. The lodge is stated to have been fully rebuilt to a high standard approximately ten years ago and is offered furnished. Allowance is therefore set at £0 for calculation purposes, subject to inspection and legal-pack review; routine maintenance, furnishing condition and compliance have not been costed.

Rental & Market Context

No sufficiently specific external rental comparable identified.

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Isleham Marina, Fen Bank, Isleham, Ely, West Suffolk, Cb7 5zd 2026-05-28 · Detached · Freehold	£290,000
Isleham Marina, Fen Bank, Isleham, Ely, West Suffolk, Cb7 5zd 2025-07-09 · Detached · Freehold	£375,000
Isleham Marina, Fen Bank, Isleham, Ely, West Suffolk, Cb7 5zd 2023-02-10 · Detached · Freehold	£300,000
Isleham Marina, Fen Bank, Isleham, Ely, West Suffolk, Cb7 5zd 2021-06-23 · Detached · Freehold	£325,000
Isleham Marina, Fen Bank, Isleham, Ely, West Suffolk, Cb7 5zd 2021-04-01 · Detached · Freehold	£260,000

Potential BRRR Position

Base Project Cost	£322,400
Base GDV	£320,000
75% Refinance	£240,000
Indicative Cash Left In	£82,400
Equity Before Finance / Tax	£-2,400

Using the £320,000 base GDV, 75% refinance is approximately £240,000. Against the £322,400 base purchase-and-known-cost figure, approximately £82,400 would remain invested before finance, tax, legal-pack disbursements and any works. There is no evidenced refurbishment uplift, so the BRRR case is weak at the guide.

Buy-to-Let Analysis

BTL yield cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. The description indicates potential appeal to professional and military tenants and Airbnb users, but this is not quantified rental evidence. At the guide, the purchase price plus the £2,400 stated buyer premium and administration charge totals £322,400 before any disbursements or other special-condition costs.

Flip Analysis

At the guide, the base purchase and known buyer/admin costs total £322,400 against the £320,000 base GDV, before selling costs, finance, tax or any refurbishment. The supplied evidence therefore does not demonstrate a resale surplus. The £290,000 low comparable scenario would imply a larger shortfall, while the £375,000 high comparable does not establish a reliable achievable resale value because comparable details are limited.

Investor Risks & Due Diligence

• No sufficiently specific rental evidence is available, so rental yield and cash-flow performance cannot be calculated.

• The comparable sales lack bedroom, condition, mooring and specification details, reducing confidence in the GDV range.

• The £320,000 guide is before the stated £2,400 buyer premium and administration charge and any possible disbursements, search fees, seller-cost reimbursements, legal fees or transfer fees.

• The EPC is rated D.

• The base calculation assumes no refurbishment cost because none is evidenced; inspection could identify maintenance or replacement requirements.

Recommendation

Treat as a lifestyle or owner-occupier purchase rather than a proven BTL, BRRR or flip. Proceed only if inspection, legal-pack review and confirmation of the intended occupation or letting use support the buyer's objectives; the guide offers little margin at the base GDV.

Strategy Rating

HB Rating

★★★☆☆

Analysis Confidence

Confidence

Medium

There are five completed sales in the same marina and detailed subject accommodation information, but the comparable attributes are limited, no rental evidence is supplied, and potential disbursements or special-condition costs are unspecified.