119 Beaconsfield Road, Norwich, Norfolk

Description

Victorian two bedroom end terrace house in good decorative order. This two bedroom bay fronted end terrace house is in good decorative order and extends to around 68 sq/m. It was previously let at £800 pcm (£9,600 pa) and is now to be sold with vacant possession. The property is double glazed, has gas central heating and ready to move into.

Accommodation

Ground floor: sitting room, dining room, kitchen. First floor: two bedrooms, bathroom. Outside: small front garden, rear bisected garden with wooden shed.

Location

Conveniently located around a mile north of the city centre.

Tenure / Property Information

Investment Analysis

Five completed sales on the same road range from £210,000 to £255,000, averaging approximately £235,200. The subject is a 68 sq m, two-bedroom freehold end terrace in good decorative order with vacant possession. A base GDV of £235,000 is supported by the direct-road comparables, with £210,000 as a low case and £255,000 as a high case. The estimate remains indicative because the comparables' sizes and condition are not provided.

Investment Snapshot

Strategy Recommendation

Conditional BTL or BRRR, subject to independently validating achievable rent, lender valuation and all legal-pack costs. The historic rent provides only moderate gross income at the guide range. A flip is less clearly supported because the property is already in good decorative order and selling costs are unknown.

Works Required

No specific refurbishment works are evidenced. The property is described as being in good decorative order, double glazed, centrally heated and ready to move into. Allowance is therefore £0 for identified works only; future maintenance and compliance costs are not assessed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At an assumed £170,000 purchase price and no identified refurbishment allowance, base total cost is £171,200 including the stated admin charge. A 75% refinance against the £235,000 base GDV would be approximately £176,250, theoretically exceeding the analysed cost by £5,050 before finance, tax, valuation and other transaction costs. This is dependent on the valuation, lender terms and achievable rent, and should not be treated as guaranteed cash extraction.

Buy-to-Let Analysis

Using the previously stated rent of £800 pcm, annual rent is £9,600. At the midpoint guide analysis price of £170,000, the indicative gross yield is 5.65%, reducing to 5.61% including the stated £1,200 admin charge. The £800 pcm figure is historical previous rent rather than current achieved or independently verified market rent, so the current BTL yield is uncertain. Unknown legal-pack disbursements and operating costs are excluded.

Flip Analysis

The base GDV estimate is £235,000 against analysed purchase and known admin costs of £171,200, giving £63,800 before selling costs, finance, tax and any works. A formal flip surplus cannot be calculated because no selling allowance or full acquisition-cost schedule is supplied. The property is described as ready to move into, so no value-added refurbishment case is evidenced.

Investor Risks & Due Diligence

• The £800 pcm figure is a previous rent and may not represent current achievable rent.

• Legal-pack disbursements, searches, seller-cost reimbursements, legal fees and transfer fees are unspecified.

• The property is vacant, creating reletting and potential void risk.

• Comparable completed sales range materially from £210,000 to £255,000.

• The refinance calculation depends on a lender accepting the £235,000 base valuation and providing 75% loan-to-value finance.

Recommendation

Conditional BTL or BRRR, subject to independently validating achievable rent, lender valuation and all legal-pack costs. The historic rent provides only moderate gross income at the guide range. A flip is less clearly supported because the property is already in good decorative order and selling costs are unknown.

Strategy Rating

Analysis Confidence

Strong direct-road completed-sale evidence and a clear property description are available, but current rent, property-specific comparable sizes and condition, full buyer costs, selling costs and finance terms are not supplied.