11 Great Ostry, Shepton Mallet, Somerset, BA4 5TT

Description

Grade II listed 3 bedroom end-terrace period house in need of modernisation situated centrally in the market town of Shepton Mallet with its numerous amenities. Ideal investment.

Accommodation

Ground floor: entrance hall, living room, kitchen and WC. First floor: landing, 2 bedrooms, bathroom and utility room. Top floor: double bedroom. The garden is laid to a mixture of paving slabs and artificial lawn with some established shrubs. Pathway to front door.

Location

Situated centrally in the market town of Shepton Mallet with its numerous amenities.

Tenure / Property Information

Investment Analysis

The exact property has a supplied completed sale at £180,000 in December 2025, providing the strongest evidence for base GDV. Other Great Ostry sales range from £155,000 to £279,000, but differences in condition, specification and timing are not supplied. A cautious evidence-based scenario range is £155,000–£245,000, with £180,000 as base GDV. The £125,000 guide represents a £55,000 discount to the exact-address sale, before refurbishment and transaction costs.

Investment Snapshot

Strategy Recommendation

Treat as a conditional refurbishment purchase only if inspection, legal review and a listed-building-compliant works budget support the discount. Do not bid to a fixed maximum without those costs; the supplied evidence is insufficient to confirm BTL, BRRR or flip profitability.

Works Required

Modernisation of the house as described, including review and updating of the kitchen, bathroom, WC, decoration and finishes where required. Any works to this Grade II listed property should be checked for applicable listed-building consent. No detailed schedule or cost evidence is supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the guide, 75% of the £180,000 base GDV is £135,000, giving only £10,000 of nominal headroom over the guide before refurbishment, finance, purchase costs and refinance costs. Because the modernisation budget and transaction costs are unknown, cash required and viability cannot be confirmed. The listed status may also affect the scope and timing of works.

Buy-to-Let Analysis

The supplied advertised asking rent is £800 pcm, equivalent to £9,600 annually. At the £125,000 guide this indicates a 7.68% gross yield before finance, refurbishment, voids, management and other costs. Yield on total cost cannot be established because refurbishment and buyer costs are not supplied. The rent is an asking rent rather than achieved passing rent.

Flip Analysis

A base GDV of £180,000 is supported by the exact-address completed sale, with a cautious scenario range of £155,000–£245,000. A flip surplus cannot be calculated because refurbishment costs, buyer costs and selling costs are not supplied. The guide-to-GDV margin should not be treated as profit.

Investor Risks & Due Diligence

• Grade II listed status may restrict or require consent for alterations and modernisation.

• The property is described as needing modernisation, but no detailed condition survey or works budget is supplied.

• The £800 pcm figure is an advertised asking rent, not achieved or passing rent.

• Buyer, administration, finance and selling costs are not supplied.

• Comparable sales vary materially from £155,000 to £279,000, and their condition and specification are not provided.

• Parking is dependent on nearby season-ticket availability.

Recommendation

Treat as a conditional refurbishment purchase only if inspection, legal review and a listed-building-compliant works budget support the discount. Do not bid to a fixed maximum without those costs; the supplied evidence is insufficient to confirm BTL, BRRR or flip profitability.

Strategy Rating

Analysis Confidence

The analysis has an exact-address completed sale, several nearby completed sales and an advertised rent, but lacks tenure confirmation for the subject, EPC, detailed condition, refurbishment costs, buyer fees, selling costs and achieved rental evidence.