109 Sturry Road, Canterbury, Kent, CT1 1DA

Description

A Vacant First Floor Two Bedroom Flat. The property comprises a first floor two bedroom flat situated within a mid terrace building arranged over ground and two upper floors.

Accommodation

First Floor: Reception Room, Kitchen, Two Bedrooms, Bathroom, Separate WC.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Birley's Pavilion & Playing Fields are within easy reach. Transport links are provided by Canterbury West rail station.

Tenure / Property Information

Investment Analysis

Evidence is limited to historic Land Registry sales: the subject sold for £125,000 in September 2017 and an adjacent flat at 111 Sturry Road sold for £223,000 in August 2020. These provide a broad historic indication only and do not establish a current formal valuation. A base GDV of £223,000 is used as the upper evidenced comparable, with £125,000 as the low scenario. The £920 pcm rent is an advertised asking rent for a two-bedroom property in Roper Road, CT2, rather than achieved rent for this flat.

Investment Snapshot

Strategy Recommendation

Potential buy-to-let hold at or near the guide, subject to inspection, legal-pack review and confirmation of service charges, ground rent and rental demand. Do not rely on the BRRR indication without stronger current valuation evidence.

Works Required

No specific defects or refurbishment requirements are evidenced. Allow for inspection, compliance checks and any necessary redecoration or repairs only after viewing and reviewing the legal pack; no works allowance has been assumed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £223,000 base GDV, 75% refinancing would be approximately £167,250. Against the £101,800 purchase price plus known administration charge, this indicates £65,450 more than the analysed acquisition cost before finance, tax, refurbishment, refinance and other legal costs. The result is highly sensitive to the historic comparable-based GDV and excludes unsupported works and charges.

Buy-to-Let Analysis

At the £100,000 guide, the £920 pcm advertised asking rent implies £11,040 annual gross rent and an 11.04% gross yield. Including the known £1,800 administration charge, the yield is approximately 10.84%. This is indicative only because the rent is an asking figure from a different location and service charge, ground rent, insurance, maintenance, voids, management and finance costs are unknown.

Flip Analysis

A flip appraisal cannot be reliably completed because no refurbishment cost, current valuation evidence, selling costs or buyer/seller legal costs are supplied. The £223,000 base GDV is based on a historic adjacent sale and should not be treated as a current resale value.

Investor Risks & Due Diligence

• Historic sales are dated and provide a wide £125,000 to £223,000 range; no current formal valuation is supplied.

• The £920 pcm figure is an advertised asking rent for a different road and is not an achieved rent for the property.

• Property condition and any refurbishment requirement are not evidenced.

• Service charge, ground rent, insurance, management, maintenance, voids and finance costs are unknown.

• Additional disbursements, search fees, seller costs, legal fees and transfer fees may be payable under the legal pack or special conditions.

• The flat is leasehold; although approximately 152 years remain, lease terms and ongoing charges require legal verification.

Recommendation

Potential buy-to-let hold at or near the guide, subject to inspection, legal-pack review and confirmation of service charges, ground rent and rental demand. Do not rely on the BRRR indication without stronger current valuation evidence.

Strategy Rating

Analysis Confidence

The long lease, vacancy, guide price, known administration charge, historic subject/adjacent sales and one asking-rent listing are supplied, but current comparable evidence, condition, costs, service charges, ground rent, parking, heating and complete auction fees are unavailable.