124 Nuns Way, Cambridge, Cambridgeshire

Description

A two bedroom terraced house situated within a popular residential location, offering scope for improvement and potential development (subject to the necessary consents). The accommodation comprises two bedrooms, together with a kitchen overlooking the rear garden and a reception room featuring an original fireplace. Outside, the property benefits from a private rear garden and readily available on-street parking. An opportunity suited to first-time buyers, owner occupiers or investors looking to acquire a property with scope to add value.

Accommodation

Ground Floor: Entrance hall, lounge, kitchen/diner, W/C, outside access. First Floor: Two bedrooms, bathroom. Outside: Private garden, access to on-street parking.

Location

Situated within a popular residential location in Cambridge.

Tenure / Property Information

Tenure	Freehold
EPC	Current Rating D
Council Tax	Band B
Parking	Readily available on-street parking; access to on-street parking.
Services	Interested parties are requested to make their own enquiries to the relevant authorities as to the availability of services.

Investment Analysis

The supplied completed sales on Nuns Way range from £306,000 to £357,000, although they are from 2017–2023 and no detailed condition, size or specification comparison is provided. A cautious evidence-based scenario range is £306,000–£357,000, with a midpoint estimate of £331,500. The £182,000 guide is subject to the stated £1,560 buyer premium and £1,200 administration charge, with possible further legal-pack disbursements and purchaser costs. The property is described as offering scope for improvement, but no quantified works or condition schedule is supplied.

Investment Snapshot

Guide Price	£182,000 (plus fees)
HB Estimated GDV	£331,500
Estimated Monthly Rent	£550 pcm
Estimated Annual Rent	£6,600 pa
Gross Yield on Guide	3.6%

Strategy Recommendation

Treat primarily as an owner-occupier opportunity or conditional value-add purchase. Do not rely on a BTL or flip strategy until inspection, legal-pack review, development consent feasibility and a detailed works budget are completed.

Works Required

Assess and price the stated improvement opportunity, including the kitchen, bathroom, decoration and any other items identified by inspection and the legal pack. No specific defects or development scheme are evidenced, so no works budget is assumed.

Rental & Market Context

HB Estimated Market Rent

£550 pcm

Properties to Rent in Cb4 from Private Landlords — — Advertised asking rent

£550 pcm

Sold Comparables

The following completed sales were identified within approximately 5 miles:

196, Nuns Way, Cambridge, Cambridge, Cb4 2ns 2023-06-30 · Terraced · Freehold	£357,000
156, Nuns Way, Cambridge, Cambridge, Cb4 2ns 2022-05-04 · Terraced · Freehold	£350,500
156, Nuns Way, Cambridge, Cambridge, Cb4 2ns 2020-03-20 · Terraced · Freehold	£270,000
126, Nuns Way, Cambridge, Cambridge, Cb4 2ns 2018-08-17 · Terraced · Freehold	£310,000
130, Nuns Way, Cambridge, Cambridge, Cb4 2ns 2017-05-10 · Terraced · Freehold	£306,000

Potential BRRR Position

Base GDV	£331,500
75% Refinance	£248,625

Using the midpoint comparable-sales scenario, 75% of estimated GDV is £248,625. However, no refurbishment budget, finance costs, full acquisition costs or confirmed post-works value are supplied. The refinance and cash-left-in position therefore cannot be reliably calculated beyond the indicative 75% GDV figure.

Buy-to-Let Analysis

The only rental evidence is a £550 pcm advertised asking rent for properties to rent in CB4 from private landlords; it is not an achieved rent and is not property-specific. At £182,000, this indicates approximately 3.63% gross yield before the £2,760 stated buyer and administration charges, works, finance, maintenance, voids, management and other costs. BTL viability is therefore weak on the supplied evidence and cannot be fully assessed.

Flip Analysis

The completed sales support a broad £306,000–£357,000 value range, with a midpoint estimate of £331,500. A flip surplus cannot be calculated because refurbishment costs, selling costs, finance costs, legal-pack disbursements and other project costs are not evidenced.

Investor Risks & Due Diligence

• Comparable sales span 2017–2023 and may differ in condition, size and specification.

• The property is only described as offering scope for improvement; no quantified refurbishment cost is available.

• The £550 pcm figure is an advertised area-level asking rent, not an achieved or property-specific rent.

• Buyer and administration charges total £2,760, with possible additional legal-pack disbursements and purchaser costs.

• Potential development is subject to necessary consents and no scheme or planning evidence is supplied.

• Auction purchase may create additional financial exposure if the legal pack identifies disbursements or seller-cost reimbursements.

Recommendation

Treat primarily as an owner-occupier opportunity or conditional value-add purchase. Do not rely on a BTL or flip strategy until inspection, legal-pack review, development consent feasibility and a detailed works budget are completed.

Strategy Rating

HB Rating

★★★☆☆

Analysis Confidence

Confidence

Low-Medium

There are several nearby completed sales and basic property details, but no internal condition report, floor area, detailed comparable adjustments, achieved rent, refurbishment budget, development scheme, finance assumptions or complete buyer cost schedule.