12 Constitution Hill, Norwich, Norfolk

Description

This spacious bay fronted four bedroom hall entrance mid terrace house has been let for a number of years and is now to be sold with vacant possession. The property extends to around 149 sq/m, is double glazed, has gas central heating and benefits from a front and rear garden. The property is now in need of remedial work and improvement to realise its full potential, and would suit a cash buyer. A structural report will be available to view in the legal pack on our website. It is conveniently located around a mile north of the city centre. An ideal purchase for a builder or investor.

Accommodation

Ground Floor: Entrance hall, lounge, dining room, kitchen, rear lobby. First Floor: Landing, four bedrooms, bathroom, boxroom. Outside: Front and rear garden in need of attention, timber shed.

Location

Conveniently located around a mile north of Norwich city centre.

Tenure / Property Information

Investment Analysis

The supplied completed sales on Constitution Hill range from £345,000 to £535,000. The most recent evidence is 14 Constitution Hill at £460,000 in September 2025. A base GDV of £460,000 is used, with low and high scenarios of £370,000 and £535,000 respectively, reflecting the supplied street evidence. No adjustments can be made for bedroom count, floor area, condition or specification because these details are not provided for the comparables. The guide is £230,000–£250,000 plus known buyer premium and admin charges of £2,160, with possible additional legal-pack disbursements.

Investment Snapshot

Strategy Recommendation

Do not bid on the supplied evidence alone. Consider only after reviewing the structural report and legal pack, obtaining a detailed refurbishment quotation and confirming resale or rental demand. Subject to those checks, the property may suit a refurbishment-led resale strategy.

Works Required

Remedial work and general improvement as identified by the auction description, including attention to the front and rear gardens and timber shed area. The structural report should be reviewed before bidding; no specific defects or works costs are supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

The base GDV indication is £460,000 and 75% of this is £345,000. A BRRR assessment cannot be completed reliably because refurbishment costs, finance costs, achievable rent and total acquisition costs are unavailable. The known buyer premium and admin charge total £2,160, excluding any legal-pack disbursements.

Buy-to-Let Analysis

BTL analysis cannot be completed because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The property has vacant possession and requires remedial work, so achievable rent and letting condition remain unverified.

Flip Analysis

A resale assessment is possible only at headline GDV level. Using the base £460,000 GDV, the project cost cannot be calculated because no refurbishment allowance, finance cost or full acquisition-cost allowance is supplied. Therefore no reliable flip surplus or maximum bid can be established.

Investor Risks & Due Diligence

• Structural condition and remedial requirements are unquantified; the structural report has not been supplied.

• Refurbishment costs are unavailable, preventing a reliable maximum-bid or total-cost calculation.

• No sufficiently specific rental evidence is available, so rent and yield cannot be established.

• Comparable sale specifications and condition are not supplied, limiting GDV adjustment accuracy.

• Additional legal-pack disbursements and other purchaser costs may become payable.

• Vacant possession follows a period of letting, and the property is explicitly described as requiring remedial work and improvement.

Recommendation

Do not bid on the supplied evidence alone. Consider only after reviewing the structural report and legal pack, obtaining a detailed refurbishment quotation and confirming resale or rental demand. Subject to those checks, the property may suit a refurbishment-led resale strategy.

Strategy Rating

Analysis Confidence

There is useful same-street completed-sale evidence and clear tenure, size and occupancy information, but no structural report, refurbishment cost, rental evidence, comparable specifications, finance costs or full legal-pack cost information.