115 Lakeshore, Lakeshore Drive, Bishopsworth, Bristol BS13 7AZ

Description

A stylish maisonette overlooking the lake in a sought-after development, offered with vacant possession. The property has approximately 1,250 sq ft of accommodation, a private balcony and allocated parking. Cash buyers only due to the building's known cladding issue and waking watch arrangements.

Accommodation

Semi open plan kitchen, living and dining space leading to a private balcony, plus 2 double bedrooms. Approximately 1,250 sq ft.

Location

The property is in Bishopsworth, in the south of Bristol, within a development set in 10 acres of private gardens. It is moments from Imperial Retail Park and has access to an on-site gym, secure bike storage and 24-hour security. Nearby Bedminster has transport links and a train station, while North Street offers shops, cafes, restaurants, a weekly market and supermarkets.

Tenure / Property Information

Investment Analysis

Same-development Land Registry comparables range from £159,950 to £215,000. The two most recent sales were £191,000 in July 2026 and £195,000 in May 2025. A base GDV of £191,000 is used, with low and high scenarios based on the supplied comparable range. The cladding issue, waking-watch arrangements, cash-only restriction and high service charge may affect liquidity and achievable value, although the comparable evidence is from the same development.

Investment Snapshot

Strategy Recommendation

Proceed only after specialist legal and building-safety due diligence confirms the cladding, waking-watch funding, service-charge liabilities and resale or refinance options. The guide price appears below recent same-development sales, but the cash-only restriction and £543 monthly service charge make this more suitable for a cash-funded, risk-tolerant buyer than a conventional BRRR or leveraged BTL investor.

Works Required

No specific defects or refurbishment requirements are evidenced. Allow for inspection, statutory checks and confirmation of the cladding, waking-watch and building-management position before bidding; no works allowance has been included.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £150,000 guide plus the known £1,800 buyer premium, the illustrative acquisition cost is £151,800 before finance, tax and any works. Applying 75% of the £191,000 base GDV gives an indicative refinance figure of £143,250, leaving approximately £8,550 of the acquisition cost unrecovered before finance and tax. This is highly dependent on lender acceptance of the cladding and waking-watch arrangements; no refurbishment uplift is evidenced.

Buy-to-Let Analysis

The only supplied rental evidence is an advertised asking rent of £1,542 pcm, producing £18,504 annually and a gross yield of approximately 12.34% on the £150,000 guide. Including the £1,800 buyer premium, the gross yield is approximately 12.19%. The £6,522 annual service charge is substantial and would materially reduce net yield; no management, maintenance, finance, insurance or void costs are supplied. The cash-buyer restriction and cladding issue may also limit the investor pool and future refinancing.

Flip Analysis

The base GDV is estimated at £191,000 against a guide price of £150,000. Before finance, tax, selling costs and works, the difference after the £1,800 buyer premium is approximately £39,200. A formal flip surplus is not calculated because no selling-cost allowance or refurbishment budget is supplied. The cash-only restriction, cladding issue and service-charge exposure may reduce resale liquidity.

Investor Risks & Due Diligence

• Known building cladding issue and waking-watch arrangements create building-safety, cost and lender-acceptance risk.

• Cash buyers only, which may restrict the purchaser and resale market.

• Service charge of £543 per month, or £6,522 per annum, is substantial and may reduce net investment returns.

• The rental figure is an advertised asking rent rather than an achieved rent.

• No refurbishment, finance, taxation, selling-cost or void allowances are supplied.

• Leasehold purchase requires confirmation of service-charge accounts, reserve funds, planned works, building insurance and any arrears or major works liabilities.

Recommendation

Proceed only after specialist legal and building-safety due diligence confirms the cladding, waking-watch funding, service-charge liabilities and resale or refinance options. The guide price appears below recent same-development sales, but the cash-only restriction and £543 monthly service charge make this more suitable for a cash-funded, risk-tolerant buyer than a conventional BRRR or leveraged BTL investor.

Strategy Rating

Analysis Confidence

The analysis has multiple same-development completed sales, one rental asking figure and clear auction costs, but lacks a formal valuation, achieved rent, condition report, works budget, selling costs and detailed cladding or service-charge documentation.