11 Churchill Road, Wimborne

Description

By Order of Executors. A double fronted semi-detached house with accommodation arranged on two floors. Front forecourt providing off-street parking for multiple vehicles, garden at rear with multi-use outbuilding.

Accommodation

First Floor: Bedroom (One) with en-suite Shower/WC; Bedroom (Two); Bedroom (Three); Bedroom (Four); Bathroom; Separate WC. Ground Floor: Entrance Hall; Living Room; Open-plan Kitchen/Diner; Utility Room; WC.

Location

Situated on Churchill Road, close to the amenities available in Wimborne Town Centre. Delph Woods are also nearby.

Tenure / Property Information

Investment Analysis

Five completed semi-detached sales on Churchill Road range from £315,000 to £393,000, with an average of £364,600. A base GDV of £365,000 is supported by these comparables, with a cautious evidence range of £360,000 to £393,000. The comparables do not provide bedroom counts or condition details, so the valuation remains indicative.

Investment Snapshot

Strategy Recommendation

Conditional owner-occupier purchase or value-led resale assessment, subject to survey, legal review and confirmation that the final price remains below supported market evidence. Do not underwrite as a BTL or flip until rent and works costs are verified.

Works Required

No specific refurbishment works are supported by the supplied evidence. Obtain a full survey and inspect the house, kitchen, bathrooms, services, roof, outbuilding and external areas before budgeting works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £320,000 guide plus the known £1,500 buyer premium, the indicative acquisition cost before works and other possible seller charges is £321,500. Against a £365,000 base GDV, 75% refinancing is £273,750, leaving indicative cash in of £47,750 before any refurbishment, finance, tax or unquantified costs. The outcome is highly sensitive to condition and final purchase price.

Buy-to-Let Analysis

The only rental evidence is a £2,600 pcm advertised asking rent for a four-bedroom detached house, which is not sufficiently comparable to establish rent for this semi-detached property. BTL yield therefore cannot be reliably calculated. The property is vacant and has four bedrooms, but achieved rent, operating costs and finance costs are not supplied.

Flip Analysis

The £365,000 base GDV is supported by nearby completed sales, but no refurbishment budget, selling allowance, finance cost or detailed condition evidence is available. A reliable flip surplus and maximum bid cannot therefore be established. The guide is approximately £45,000 below the base GDV before costs, but this is not a net profit estimate.

Investor Risks & Due Diligence

• Comparable sales do not state bedroom counts, internal condition or floor areas.

• No refurbishment or maintenance budget can be supported from the supplied evidence.

• The £2,600 pcm rental listing is for a detached house and is only an advertised asking rent.

• Seller may charge additional fees under the special conditions, but no amount is supplied.

• Final auction price may exceed the guide and reduce the apparent equity margin.

• Finance, tax, selling and operating costs are not supplied.

Recommendation

Conditional owner-occupier purchase or value-led resale assessment, subject to survey, legal review and confirmation that the final price remains below supported market evidence. Do not underwrite as a BTL or flip until rent and works costs are verified.

Strategy Rating

Analysis Confidence

Completed sales and tenure, occupancy and guide-price evidence are available, but bedroom/condition details for comparables, refurbishment costs, directly comparable rent, selling costs and other completion charges are not supplied.