12 Queens Gardens, Eaton Socon, St. Neots, Cambridgeshire

Description

A one bedroom end terrace bungalow. Externally the property benefits from garden areas to the front, side and rear. In need of modernisation. Extension potential subject to requisite consents. Vacant.

Accommodation

Ground Floor - Entrance Hallway, Reception Room, Kitchen, Bedroom, Shower Room/WC.

Location

Located on Queens Gardens, accessed off Bushmead Road. A variety of amenities are available on Great North Road and St Neots Road. A broad range of recreational amenities and countryside pursuits are easily accessible, including The Pightle and Grow Wild St Neots. Road links via A1 and A428. Transport St Neots - Great Northern / LNER / Thameslink.

Tenure / Property Information

Investment Analysis

The £90,000 guide cannot be validated from the supplied evidence. The only sold comparables are on the same street but date from 1997–2003, include a duplicated entry, and do not provide sufficiently specific bedroom or condition information. No current valuation, rental evidence or refurbishment budget is supplied.

Investment Snapshot

Strategy Recommendation

Do not proceed on the guide alone. Obtain a survey, detailed refurbishment quotation, current local valuation, rental evidence and the full auction special conditions before bidding.

Works Required

Modernisation is required, but the supplied evidence does not identify the individual works or their cost. A detailed inspection and specification are required. Any extension should be considered only subject to the requisite consents.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be quantified because current market value, refurbishment cost, rent and refinance value are unsupported. The vacant freehold status may assist project planning, but the required modernisation scope and all auction charges remain unknown.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Gross yield and total-cost yield cannot therefore be calculated.

Flip Analysis

A flip appraisal cannot be supported. The historic sold comparables are insufficiently current and specific to establish GDV, while refurbishment costs, selling costs and buyer charges are not supplied.

Investor Risks & Due Diligence

• Buyer’s fee amount is unspecified.

• VAT may apply and seller’s charges may be payable under the special conditions.

• The property is described as needing modernisation, but the scope and cost are unknown.

• Extension potential is subject to requisite consents.

• Current market value and achievable rent cannot be established from the supplied evidence.

Recommendation

Do not proceed on the guide alone. Obtain a survey, detailed refurbishment quotation, current local valuation, rental evidence and the full auction special conditions before bidding.

Strategy Rating

Analysis Confidence

Evidence includes the property description and guide but lacks current comparable sales, rental evidence, refurbishment costs, buyer fees and other potentially material charges.