123 Cudworth Road, Willesborough, Ashford, Kent, TN24 0BB

Description

A Vacant Four Room Mid Terrace House in Need of Refurbishment

Accommodation

Ground Floor: Reception Room with Open-Plan Kitchen; Bathroom. First Floor: Three Rooms.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Victoria Park are within easy reach. Transport links are provided by Ashford International rail station and the M20.

Tenure / Property Information

Investment Analysis

Recent sold evidence on Cudworth Road includes £205,000 and £208,000 sales in 2024–2025, with an older £240,000 sale in 2023. The £310,000 sale is materially higher and may reflect differing condition or specification, so it has not been used as the base indication. A supported scenario range is £205,000–£240,000, with £208,000 adopted as the base GDV. The property is vacant and described as requiring refurbishment, but no works scope or cost evidence is supplied.

Investment Snapshot

Strategy Recommendation

Proceed only after legal-pack review, inspection and a priced refurbishment schedule. Do not rely on the headline rental yield or set a maximum bid until works, disbursements and achieved-rent evidence are verified.

Works Required

Refurbishment of the existing vacant four-room terraced house. The evidence does not specify defects, required trades, scope or costs, so no quantified works allowance is applied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £208,000 base GDV, 75% refinancing would indicate £156,000 before lender-specific terms and costs. However, the refurbishment cost, total acquisition cost and finance costs are unsupported, so cash left in and BRRR viability cannot be reliably calculated.

Buy-to-Let Analysis

At the £85,000 guide, the single advertised £2,250 pcm three-bedroom TN24 rental listing implies annual gross rent of £27,000 and a headline gross yield of 31.76%. This is an asking rent rather than achieved rent, and the yield excludes refurbishment, the £1,800 administration charge, other disbursements, finance, tax and operating costs. A reliable net yield or total-cost yield cannot be established.

Flip Analysis

The base resale indication is £208,000, supported primarily by the £205,000 and £208,000 recent sold comparables. A flip surplus cannot be calculated because refurbishment costs and selling-cost allowances are not supplied. The £310,000 comparable is treated as an outlier rather than a base assumption.

Investor Risks & Due Diligence

• The property is described as requiring refurbishment, but the extent and cost of works are unknown.

• The £2,250 pcm figure is an advertised asking rent, not an achieved or passing rent.

• The £1,800 administration charge is known, but any legal-pack disbursements are unspecified.

• The sold comparables show a wide range from £159,000 to £310,000, indicating potential differences in condition or specification.

• A reliable maximum bid and project surplus cannot be calculated without works and transaction-cost evidence.

Recommendation

Proceed only after legal-pack review, inspection and a priced refurbishment schedule. Do not rely on the headline rental yield or set a maximum bid until works, disbursements and achieved-rent evidence are verified.

Strategy Rating

Analysis Confidence

Recent local sold comparables, guide price, tenure, occupancy and one advertised rent are supplied, but refurbishment scope and costs, legal disbursements, achieved rent, finance costs and selling costs are absent.