124 High Street, Lakenheath, Brandon, Suffolk

Description

A block of four apartments generating an annual income of £52,800 located in Lakenheath. This block of four apartments has been converted from a former hotel. The property comprises one 2-bedroom apartment, two 1-bedroom apartments and one 3-bedroom apartment. All four apartments are currently let, generating a combined annual rental income of £52,800 (£4,400 pcm). The property also benefits from plenty of parking to the rear.

Accommodation

One 2-bedroom apartment, two 1-bedroom apartments and one 3-bedroom apartment; four apartments in total.

Location

Located in Lakenheath, a well-connected village in West Suffolk, offering a range of local amenities and situated within easy reach of the wider towns of Brandon, Thetford and Bury St Edmunds. RAF Lakenheath is a short drive away.

Tenure / Property Information

Investment Analysis

The £450,000 guide equates to an 11.73% gross yield on the stated £52,800 annual rental income. No completed sales, external rental comparables or formal valuation evidence were supplied, so GDV and market value cannot be independently established. The investment case depends on the stated rent continuing and the legal pack confirming the four lettings and conversion status.

Investment Snapshot

Strategy Recommendation

Consider as an income-led BTL acquisition only, subject to verification of all four tenancies, rent receipts, conversion compliance, EPC requirements, condition and legal-pack costs. Do not rely on a BRRR or flip strategy without valuation and works evidence.

Works Required

No physical refurbishment works are evidenced. Allowance should be made for reviewing EPC E improvement requirements, tenancy documentation, conversion/planning/building-control records and any repairs identified by inspection, but no unsupported cost allowance is included.

Rental & Market Context

Potential BRRR Position

A BRRR assessment cannot be completed because no GDV, completed comparable evidence, refurbishment budget or refinance terms were supplied. The stated income provides a strong initial gross-yield indication, but refinancing capacity cannot be quantified without an evidenced valuation and lender assumptions.

Buy-to-Let Analysis

At the £450,000 guide, the stated combined rent of £4,400 pcm produces £52,800 annual gross rent and an 11.73% gross yield. Including the £1,500 buyer premium and £1,200 admin charge gives a known acquisition cost of £452,700 and a 11.66% gross yield before finance, management, maintenance, voids, tax and other possible disbursements. The four apartments are stated to be let, but tenancy terms, deposits, arrears and passing-rent evidence were not supplied.

Flip Analysis

A flip appraisal cannot be supported because there is no GDV evidence, refurbishment budget or supported selling-cost allowance. The property is described as fully let, so vacant possession, tenancy arrangements and resale positioning would require legal and market due diligence.

Investor Risks & Due Diligence

• EPC rating E may create future improvement, compliance or lettability requirements.

• Tenancy agreements, rent receipts, arrears, deposits and expiry terms were not supplied.

• The property was converted from a former hotel; planning, building-control and conversion compliance require verification.

• Buyer premium and admin charge are known, but additional legal-pack disbursements and other purchaser charges may apply.

• No independent valuation or completed-sale evidence was supplied, so market value and refinance value are uncertain.

• Gross yield is before finance, management, maintenance, voids, tax and other operating costs.

Recommendation

Consider as an income-led BTL acquisition only, subject to verification of all four tenancies, rent receipts, conversion compliance, EPC requirements, condition and legal-pack costs. Do not rely on a BRRR or flip strategy without valuation and works evidence.

Strategy Rating

Analysis Confidence

The stated rent, guide price, tenure, apartment mix and occupancy are clear, but there are no completed sales, external rental comparables, GDV, condition survey, tenancy details, refurbishment costs or full disbursement information.