12 Grove Road, Burnham-On-Sea, Somerset, TA8 2HF

Description

An eleven-bedroom freehold house arranged as nine apartments in Burnham-on-Sea. Situated just off the seafront within close proximity to Burnham-on-Sea town centre, the property benefits from access to local amenities and transport links, making it an attractive proposition for tenants and ensuring ongoing demand. The flats are currently in need of a rent review as they are all under market value.

Accommodation

Flat 1: Studio Flat; Flat 2: Studio Flat; Flat 3: Two Bedrooms, Living Room, Kitchen and Bathroom; Flat 4: Studio Flat; Flat 5: One bedroom, Living/Kitchen Room and Shower Room; Flat 6: Studio Flat; Flat 7a: Studio Flat; Flat 7b: Studio Flat; Flat 8: Two Bedrooms, Living Room, Kitchen and Shower Room.

Location

Situated just off the seafront and within close proximity to Burnham-on-Sea town centre, with access to local amenities and transport links.

Tenure / Property Information

Investment Analysis

The only directly local completed evidence supplied is 4 Grove Road at £509,000 in March 2023, with earlier sales at £475,000 in 2021 and £280,000 in 2015. These are different properties and no accommodation, income or condition details are provided, so they cannot establish a reliable value for this 11-bedroom house arranged as nine apartments. The £650,000–£750,000 auction guide is an asking/guide range, not a formal valuation. No supported GDV, rent, works budget or maximum bid can therefore be calculated.

Investment Snapshot

Strategy Recommendation

Do not bid on the supplied evidence alone. Treat as a potential income investment only after independently verifying rents, tenancy terms, legality of the apartments, EPCs, condition and all auction costs.

Works Required

Undertake a full legal-pack and inspection review, verify the nine-apartment configuration and tenancy arrangements, obtain current EPC information, and assess whether rent reviews are legally and practically achievable. No physical defects or refurbishment scope are evidenced.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment is not supportable without verified current rents, achievable post-review rents, works costs, EPC details and a defensible refinance valuation. The known buyer premium and admin charge total £2,400, while further special-condition costs may apply.

Buy-to-Let Analysis

The property is tenanted and the auction description states that rents are below market, but no passing rents, proposed rents or sufficiently specific rental comparables are supplied. BTL yield, debt serviceability and an income-based bid cannot be established. The stated rent-review opportunity requires verification against the tenancy and legal documentation.

Flip Analysis

A resale analysis cannot be reliably calculated. The £509,000 2023 sale on Grove Road relates to a different semi-detached property, and no supported selling allowance, refurbishment budget or comparable evidence for this nine-apartment arrangement is provided.

Investor Risks & Due Diligence

• Current rents and the extent of any achievable rent increases are unknown.

• No sufficiently specific external rental comparable or auctioneer rent estimate is supplied.

• All EPC information is deferred to the legal pack.

• The legal status and documentation of the nine-apartment arrangement require verification.

• Buyer premium and admin charge total £2,400, with possible additional special-condition costs and disbursements.

• Physical condition, maintenance requirements and refurbishment costs are not evidenced.

• The supplied completed sales relate to different properties and do not establish this property's value.

Recommendation

Do not bid on the supplied evidence alone. Treat as a potential income investment only after independently verifying rents, tenancy terms, legality of the apartments, EPCs, condition and all auction costs.

Strategy Rating

Analysis Confidence

The evidence confirms tenure, occupancy, layout and guide range, but provides no passing rents, rental comparables, EPC details, condition survey, works budget, legal-pack findings or directly comparable valuation evidence.