113 Cell Barnes Lane, St. Albans, Hertfordshire, AL1 5PU

Description

A Vacant Three Bedroom End of Terrace House in Need of Modernisation. The property comprises a three bedroom end of terrace house arranged over ground and first floors. We understand the property requires structural repairs. We understand that Japanese knotweed has been identified at the property. Buyers should rely on their own enquiries.

Accommodation

Ground Floor: Reception Room, Kitchen. First Floor: Three Bedrooms, Bathroom. Exterior: front and rear gardens.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Cunningham Hill Green Space are within easy reach. Transport links are provided by St Albans City rail station.

Tenure / Property Information

Investment Analysis

The evidence confirms a vacant freehold three-bedroom end-of-terrace house in St Albans, offered at £280,000+ before fees. No completed comparable sales, sufficiently specific rental evidence or formal market valuation has been supplied. The property requires structural repairs and modernisation, with Japanese knotweed identified. GDV, refurbishment cost and a supported maximum bid cannot therefore be established reliably.

Investment Snapshot

Strategy Recommendation

Do not proceed on the supplied evidence alone. Only consider bidding after reviewing the legal pack and obtaining independent structural and Japanese knotweed assessments, with a maximum bid based on verified costs, GDV and exit evidence.

Works Required

Obtain a qualified structural survey and Japanese knotweed survey/remediation specification. Allow for the evidenced structural repairs and general modernisation, subject to survey findings. Review the EPC E rating and assess any required improvements after inspection. No detailed works specification or cost evidence has been supplied.

Rental & Market Context

Potential BRRR Position

A BRRR appraisal cannot be completed because GDV, refurbishment costs, rent and total project costs are unsupported. The known entry point is £280,000+ plus the £1,800 inc VAT administration charge, with possible additional legal-pack disbursements and other charges. Structural repairs and Japanese knotweed create material valuation and refinancing uncertainty.

Buy-to-Let Analysis

The property is vacant and no sufficiently specific external rental comparable or auctioneer rent estimate has been supplied. Rental income and gross yield cannot be established. BTL appraisal should wait for reliable local rental evidence and a full assessment of structural and knotweed-related costs.

Flip Analysis

A flip surplus cannot be calculated because there are no completed comparable sales, GDV evidence, refurbishment costs or supported selling allowance. The guide price is £280,000+ before the known administration charge and any additional charges under the legal pack. The evidenced structural repairs and Japanese knotweed materially increase resale and cost uncertainty.

Investor Risks & Due Diligence

• Structural repairs are required, but their scope and cost are unknown.

• Japanese knotweed has been identified; treatment requirements, cost and lender implications are unknown.

• No completed comparable sales have been supplied to support GDV.

• No sufficiently specific rental evidence or passing rent has been supplied.

• The property is vacant, so there is no established rental income.

• The £280,000+ guide excludes the £1,800 inc VAT administration charge and may exclude additional legal-pack disbursements and other charges.

• The property has an EPC rating of E.

Recommendation

Do not proceed on the supplied evidence alone. Only consider bidding after reviewing the legal pack and obtaining independent structural and Japanese knotweed assessments, with a maximum bid based on verified costs, GDV and exit evidence.

Strategy Rating

Analysis Confidence

The evidence confirms tenure, occupancy, accommodation, guide price, administration charge and significant condition issues, but provides no comparable sales, rental evidence, refurbishment budget, GDV or complete buyer-cost schedule.