12 Bower Close, St. Leonards-on-Sea, East Sussex

Description

Freehold detached house offered by order of a charity. The property has two reception rooms, a kitchen, WC, four bedrooms, one with ensuite shower, a bathroom, garage, off-street parking and rear garden. GIA is approximately 124 sq m (1,335 sq ft), sourced from the EPC. Japanese knotweed is believed to be present within the front drive, although no formal survey or assessment has been undertaken.

Accommodation

Ground floor: two reception rooms, kitchen and WC. First floor: four bedrooms, one with ensuite shower, and bathroom. Garage, off-street parking and rear garden.

Location

Situated on the north side of Bower Close. Shops and amenities on Sedlescombe Road are nearby to the north, with more extensive facilities in Hastings town centre. St Leonards Warrior Square rail station is approximately 2 miles to the south. The A21 is to the west, providing links to the M25 motorway. Alexandra Park is nearby to the south east.

Tenure / Property Information

Investment Analysis

The supplied evidence supports an indicative GDV range of £347,500–£475,000, based on the 2021 and 2022 detached freehold sales at 7 and 9 Bower Close. The subject property itself sold for £297,500 in 2018, but the evidence does not establish its condition at that time or provide a current indexed valuation. The 2022 comparable at £475,000 is the strongest available local evidence, although comparable floor areas, specifications and condition are not supplied. This is an evidence-based estimate, not a formal valuation.

Investment Snapshot

Strategy Recommendation

Do not set a bid or commit to a strategy until the auction guide, legal pack, full survey, Japanese knotweed assessment, acquisition charges and current local rental evidence are obtained. Reassess as an owner-occupier or resale opportunity after confirming condition and costs.

Works Required

No refurbishment scope or cost can be established from the evidence. Obtain a full survey and investigate the believed Japanese knotweed within the front drive, including formal assessment and any required treatment or management plan. Confirm the condition of the house, garage, garden, services and accommodation before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed reliably without a purchase price, refurbishment budget, finance costs, rental evidence and lender valuation assumptions. At the indicative base GDV, 75% refinancing would be approximately £308,438, before considering fees, finance costs and any valuation discount.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental evidence, auctioneer rent estimate, guide price, buyer premium, admin charge or refurbishment budget is supplied. The property is vacant, but achievable rent and total acquisition cost remain unknown.

Flip Analysis

A flip appraisal cannot be completed because the purchase price, works allowance, acquisition costs and selling costs are unavailable. The indicative base GDV is £411,250, with evidence-supported local comparables ranging from £347,500 to £475,000.

Investor Risks & Due Diligence

• Japanese knotweed is believed to be present within the front drive, but no formal survey or assessment has been undertaken.

• No current rental evidence or auctioneer rent estimate is available.

• No guide price, buyer premium, admin charge or other acquisition costs are supplied.

• Property condition and any required refurbishment works are not evidenced.

• The comparable sales are dated and their floor areas, specifications and condition are not supplied.

• Additional seller or third-party charges may apply.

Recommendation

Do not set a bid or commit to a strategy until the auction guide, legal pack, full survey, Japanese knotweed assessment, acquisition charges and current local rental evidence are obtained. Reassess as an owner-occupier or resale opportunity after confirming condition and costs.

Strategy Rating

Analysis Confidence

The property description, tenure, occupancy, size and several same-road sold comparables are supplied, but there is no guide price, condition survey, refurbishment budget, rental evidence, buyer/admin fee information or formal Japanese knotweed assessment.