11a, Marlborough Way, Ashby-de-la-Zouch, Leicestershire

Description

Freehold mid terrace house

Accommodation

Three bedrooms, reception room, kitchen, bathroom, separate w/c. Outside: drive, garden.

Location

The property is located on Marlborough Way. Shopping amenities are available within Ashby-de-la-Zouch Town Centre lying to the east and within Derby City Centre located to the north. Public transport links are provided by a network of local bus services serving the surrounding areas. The property is served by road links including the A511 lying to the north and the A42 located to the east. Recreational pursuits are available locally.

Tenure / Property Information

Investment Analysis

The exact property, 11A Marlborough Way, sold for £280,000 in February 2024. This is the strongest available valuation evidence and supports an estimated GDV of £280,000. Other supplied sales are for 11 or 15 Marlborough Way and are older, so they provide only limited additional support. No evidence supports a reliable low/high GDV range. The £200,000 guide represents a £80,000, or approximately 28.6%, discount to the exact 2024 sale price, before works, selling costs and unknown seller charges.

Investment Snapshot

Strategy Recommendation

Potential value-led purchase or owner-occupier opportunity, subject to confirming condition, legal-pack charges and the reliability of the 2024 comparable. Do not proceed on a BTL or flip basis without verified rent, works and full transaction costs.

Works Required

No specific defects or required works are identified in the supplied evidence. A physical inspection and review of the legal pack are required before budgeting refurbishment. The property is described as having three bedrooms, reception room, kitchen, bathroom, separate WC, drive and garden, with EPC C.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

On the supplied figures, 75% of the £280,000 base GDV is £210,000. Against the £201,800 known-cost subtotal at guide, this indicates a theoretical £8,200 surplus before works, finance, tax and unknown seller charges. The result is not a reliable BRRR appraisal because refurbishment costs, rental income, lender valuation and other transaction costs are unavailable.

Buy-to-Let Analysis

BTL cannot be underwritten reliably because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Rent, gross yield and cash flow therefore remain unsupported. The known-cost subtotal at the £200,000 guide is £201,800 including the £1,800 contract documentation fee, before any works, finance, selling costs or additional seller charges.

Flip Analysis

The exact February 2024 sale provides a £280,000 resale reference against the £200,000 guide. The gross difference is £80,000, or £78,200 after the known £1,800 documentation fee, before refurbishment, selling costs, finance, tax and any seller charges. A net flip surplus cannot be calculated because works and selling allowances are unsupported.

Investor Risks & Due Diligence

• The £280,000 GDV is principally supported by one exact February 2024 completed sale.

• Condition and refurbishment requirements are not stated, so total project cost is unknown.

• No sufficiently specific rental evidence or auctioneer rent estimate is available.

• The £1,800 documentation fee is known, but additional seller charges may apply under the Special Conditions of Sale.

• Parking and heating details require confirmation from the auction centre.

• Finance, tax and selling costs are not supplied and are excluded from the known-cost calculations.

Recommendation

Potential value-led purchase or owner-occupier opportunity, subject to confirming condition, legal-pack charges and the reliability of the 2024 comparable. Do not proceed on a BTL or flip basis without verified rent, works and full transaction costs.

Strategy Rating

Analysis Confidence

An exact recent completed sale supports the GDV, but there is no condition report, refurbishment budget, rental evidence, selling-cost allowance or detail of possible seller charges. Parking and heating information also require confirmation.