14 Abbey Yard, Old Station Yard, Abingdon, Oxfordshire OX14 3RN

Description

The property is a ground floor flat comprising an open plan living room with kitchen, 2 bedrooms and a bathroom. The market town of Abingdon is situated approximately 6 miles from the city of Oxford. The property is situated within a short walk of the town centre, shops, the River Thames and the Oxford bus stops in the Vineyard.

Accommodation

Ground floor: open plan living room with kitchen, 2 bedrooms, bathroom.

Location

Abingdon is situated approximately 6 miles from the city of Oxford. The property is within a short walk of the town centre, shops, the River Thames and the Oxford bus stops in the Vineyard.

Tenure / Property Information

Investment Analysis

Land Registry evidence in Abbey Yard ranges from £190,000 to £210,000 for four more recent sales, with one higher £292,500 sale that is not treated as representative without further detail. A cautious base GDV of £202,500 is estimated, with a supported range of £190,000–£210,000. The auctioneer rent estimate implies gross rental income of £14,400–£15,600 per annum, before service charge, ground rent and other costs.

Investment Snapshot

Strategy Recommendation

Proceed only subject to viewing, lease and special-conditions review, and confirmation of achievable rent. The evidence supports cautious BTL consideration at or near guide, but not a confident refurbishment, BRRR or flip strategy.

Works Required

No refurbishment defects or specific works are evidenced. Obtain a viewing, lease review and survey before budgeting for any works; only routine preparation can be considered after inspection.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At a base GDV of £202,500, a 75% refinance scenario produces £151,875. The cash position cannot be established because refurbishment costs, total acquisition costs, finance costs and any lender valuation outcome are unknown. The lease has approximately 141 years remaining, but service charge and ground rent reduce the net cash flow.

Buy-to-Let Analysis

Using the auctioneer’s estimated rent of £1,200–£1,300 pcm, gross yield on the £150,000 guide is approximately 9.6%–10.4%, or about 10.0% at the midpoint. This is before the £2,124.22 annual service charge, £249 ground rent, management, maintenance, voids, finance and taxation. No sufficiently specific external rental evidence was identified, so achievable rent is unverified.

Flip Analysis

At the £150,000 guide, the base GDV indicates a gross headroom of approximately £52,500 before the buyer premium, refurbishment, finance, taxation, selling costs and any special-condition fees. No works allowance or supported selling-cost allowance is available, so a reliable flip surplus and maximum bid cannot be calculated.

Investor Risks & Due Diligence

• Annual service charge is understood to be £2,124.22 and ground rent £249, reducing net rental income.

• The £1,200–£1,300 pcm rent is an auctioneer estimate, not a passing or achieved rent, and no sufficiently specific external rental comparable was identified.

• Buyer premium is 1.8% including VAT subject to a £3,600 minimum; additional fees may appear in the Special Conditions of Sale.

• No refurbishment condition, EPC, council tax, parking or heating information is supplied.

• Completed sales range from £190,000 to £292,500, creating uncertainty around the appropriate resale value.

• Leasehold terms and approximately 141 years remaining should be verified, including any restrictions, planned expenditure and service-charge liabilities.

Recommendation

Proceed only subject to viewing, lease and special-conditions review, and confirmation of achievable rent. The evidence supports cautious BTL consideration at or near guide, but not a confident refurbishment, BRRR or flip strategy.

Strategy Rating

Analysis Confidence

Several same-development completed sales and an auctioneer rent estimate are available, but condition, EPC, council tax, parking, heating, external rental evidence, refurbishment costs and full auction fees are missing. Comparable prices also show material variation.