11, East Street, COLCHESTER, Essex, CO1 2TR

Description

Well Presented / Ready to Move In. The property comprises this two-floor end terrace house. Internally and externally it retains many original features including exposed beamed ceilings and fireplace. Outside it has a rear garden together with off-street parking.

Accommodation

First Floor: Three Bedrooms (2 inter-connecting). Ground Floor: Reception Room, Kitchen, Shower Room/wc. Outside: Rear Garden and Off-Street Parking.

Location

The property is located on the eastern side of Colchester, which offers a comprehensive range of shopping facilities and recreational pursuits. The town has good transport links with the A12 bypassing round the town, whilst public transport links include local bus services and Colchester Town Station, which is less than 1 mile from the property.

Tenure / Property Information

Investment Analysis

The strongest evidence is 14 East Street, the same street, which sold for £152,500 in February 2025. Other same-street sales range from £114,000 to £180,000 but are older and less directly comparable. Given the subject is a vacant, freehold three-bedroom end terrace described as well presented, a cautious evidence-led GDV range is £145,000–£160,000, with £152,500 as the base scenario. The £90,000 guide is materially below this base indication, but the auction premium, £1,800 documentation fee and any seller special-condition fees must be considered.

Investment Snapshot

Strategy Recommendation

Investigate as a potential value-led purchase or owner-occupier opportunity only if bidding remains sufficiently below the supported local GDV range. Do not rely on the quoted rent or proceed without confirming condition, legal-pack matters, special-condition fees and the achievable resale value.

Works Required

The property is described as well presented and ready to move in. No specific refurbishment defects or required works are evidenced. Allowance should therefore be confirmed only after inspection and review of the legal pack; potential works may be limited to normal occupation, decoration or maintenance, but no cost has been assumed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £90,000 guide, the property would be purchased below the £152,500 base GDV indication before works and transaction costs. A theoretical 75% refinance of the base GDV is £114,375. However, refurbishment costs, finance costs, valuation outcome, affordability and any special-condition fees are not evidenced, so cash left in and refinance profitability cannot be established.

Buy-to-Let Analysis

The only rental evidence is an advertised asking rent of £370 pcm, with no confirmed property-specific achieved rent. At that figure, annual gross rent is £4,440 and the gross yield on the £90,000 guide is approximately 4.93%, before finance, maintenance, voids, management, insurance and tax. The rental evidence appears limited and should be verified before relying on a BTL strategy.

Flip Analysis

A potential resale margin exists based on the £152,500 same-street February 2025 sale and the £90,000 guide. However, no refurbishment budget, selling allowance, finance cost or other completion costs are supported. A reliable flip surplus therefore cannot be calculated. The £1,800 documentation fee is known and additional seller fees may apply.

Investor Risks & Due Diligence

• The £370 pcm figure is an advertised asking rent rather than achieved rent and may not be directly comparable to this three-bedroom house.

• No detailed condition, heating information, refurbishment costs or inspection evidence is supplied.

• Additional seller fees may be payable under the special conditions of sale.

• The subject property's precise size, specification and condition relative to the £152,500 comparable are not provided.

• Auction price may exceed the £90,000 guide, reducing the apparent margin.

Recommendation

Investigate as a potential value-led purchase or owner-occupier opportunity only if bidding remains sufficiently below the supported local GDV range. Do not rely on the quoted rent or proceed without confirming condition, legal-pack matters, special-condition fees and the achievable resale value.

Strategy Rating

Analysis Confidence

There is a recent same-street completed sale and several historical comparables, plus a guide price and known documentation fee. Confidence is reduced because there is only one weak rental listing, no confirmed works budget, no finance or selling-cost evidence, and unknown special-condition fees.