128 Glenalmond Avenue, Cambridge

Description

A superb 2 bedroom, 5th floor apartment with cityscape views and 2 parking spaces. One of only 4 apartments of this design within the development, it features curved walling and 3 balconies.

Accommodation

Fifth floor: entrance hall, open plan kitchen/dining/sitting room with 2 balconies, engineered oak flooring and integrated appliances, master bedroom with walk in wardrobe, balcony and en suite shower room, bedroom 2 with built in wardrobe, further bathroom.

Location

Glenalmond Avenue has direct access to the Guided Busway which connects with Addenbrooke's Hospital/Biomedical Campus, Cambridge Science Park, St Ives and Huntingdon. Approximately 1 mile from the city centre, 0.5 miles from the mainline railway station and 2.5 miles from M11 (junction 11). Addenbrooke's Hospital/Biomedical Campus is approximately 1.5 miles.

Tenure / Property Information

Investment Analysis

The guide of £340,000 is close to the most recent supplied comparable: £345,000 for 105 Glenalmond Avenue, completed 27 August 2025. Other supplied sales range from £250,000 to £390,000, but bedroom count, floor, condition, parking and exact specification are not provided, and some sales are older. The subject's two parking spaces, three balconies and stated cityscape views may support its positioning, but this cannot be quantified from the evidence. The 1.8% buyer premium at the guide is £6,120, making the guide-plus-premium acquisition figure £346,120 before any other fees, works or taxes. Market value evidence is therefore indicative rather than conclusive.

Investment Snapshot

Strategy Recommendation

Treat as a valuation-sensitive purchase rather than a confirmed BTL or flip. Proceed only if inspection, lease and service-charge review support the price and bidding remains comfortably below the evidenced resale level after allowing for the 1.8% buyer premium and all unprovided costs.

Works Required

No specific defects or refurbishment requirements are evidenced. Allow for inspection and verification of the apartment, balconies, engineered flooring, integrated appliances, bathrooms, lease, parking spaces and any common-part or service-charge liabilities before committing to works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the indicative base GDV of £345,000, 75% refinancing equates to £258,750. A complete BRRR calculation is not possible because refurbishment costs, rent, service charges, finance costs and total acquisition costs are unsupported. At the £340,000 guide, the buyer premium alone is £6,120, before any other costs.

Buy-to-Let Analysis

BTL analysis cannot be completed because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Gross yield, operating costs and cash flow cannot therefore be established. The lease is long at 990 years from 19 June 2007, but service charge, ground rent and other lease costs are not provided.

Flip Analysis

The supplied evidence gives an indicative base resale value of £345,000, with a broad evidence range of £250,000 to £390,000. A flip surplus cannot be calculated because refurbishment costs, total acquisition costs, selling costs and taxes are not supplied. The guide is already close to the latest supplied £345,000 comparable before the buyer premium.

Investor Risks & Due Diligence

• The latest supplied comparable is £345,000, only £5,000 above the guide before the 1.8% buyer premium.

• Comparable properties are not matched by bedroom count, floor, condition, parking or internal specification.

• No achieved or advertised rent is supplied, so BTL yield and cash flow cannot be assessed.

• Refurbishment requirements and costs are unknown because no condition evidence is supplied.

• Service charge, ground rent, council tax, EPC, heating details and any additional special-condition fees are not supplied.

• Leasehold and common-part obligations require legal and management-pack verification despite the stated long lease.

• The £250,000 and £390,000 comparables are older or otherwise insufficiently specified to establish a precise valuation.

Recommendation

Treat as a valuation-sensitive purchase rather than a confirmed BTL or flip. Proceed only if inspection, lease and service-charge review support the price and bidding remains comfortably below the evidenced resale level after allowing for the 1.8% buyer premium and all unprovided costs.

Strategy Rating

Analysis Confidence

The property description, lease term, guide, buyer premium and several completed sales are supplied, but the comparables lack detailed specifications and there is no rental, condition, service-charge, ground-rent, EPC or full-fee evidence.