14 White Oaks, North Pickenham, Swaffham, Norfolk

Description

Vacant freehold semi-detached house with a rear garden and a GIA of approximately 92.71 sq m (998 sq ft).

Accommodation

Ground floor: reception room and kitchen. First floor: three bedrooms and bathroom with WC. Garden at the rear. GIA approximately 92.71 sq m (998 sq ft).

Location

The property is situated on the south side of White Oaks. The shops, amenities and bars of Swaffham town centre are nearby to the north east. Harling rail station (Greateranglia) is approximately 16.2 miles to the south east. The A47 is to the north. Thetford Forest Park is nearby.

Tenure / Property Information

Investment Analysis

The evidence is mixed. The property has recorded sales at £75,000 and £110,000 on 17 July 2026, while other White Oaks semi-detached sales were £95,000, £119,000 and £136,000. The £75,000 and £110,000 same-address entries create uncertainty. A base GDV of £110,000 is used, with a low scenario of £95,000 and high scenario of £136,000. No condition evidence supports a refurbishment allowance.

Investment Snapshot

Strategy Recommendation

Proceed only after inspection, legal review and independent rent validation. Subject to acceptable condition, the advertised rental evidence makes a buy-to-let appraisal more relevant than a flip, but the guide leaves limited evidence-based margin at the base GDV.

Works Required

No specific works are supported by the supplied evidence. Obtain a full inspection and confirm the condition of the kitchen, bathroom, decoration, services, roof, windows and garden before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £110,000 base GDV, 75% refinance is approximately £82,500. A BRRR assessment cannot be completed because refurbishment costs, acquisition costs, finance costs and achieved rent are unsupported. The refinance would not recover the guide price alone before allowing for those costs.

Buy-to-Let Analysis

At the £110,000 guide, the advertised £1,400 pcm rent indicates a gross yield of approximately 15.27%. This is based on one advertised asking rent, not achieved rent, and excludes finance, tax, voids, management, maintenance and acquisition costs. The apparent yield should therefore be independently validated before relying on it.

Flip Analysis

The £110,000 guide is equal to the base GDV, while the supported comparable evidence ranges from £95,000 to £136,000. No refurbishment allowance, selling costs or transaction costs are available, so a reliable flip surplus and project margin cannot be established.

Investor Risks & Due Diligence

• The same property is shown with £75,000 and £110,000 sales on the same date, creating uncertainty over the relevant transaction evidence.

• The rental figure is a single advertised asking rent and may not reflect achieved rent.

• No condition or refurbishment-cost evidence is supplied.

• Buyer premium, administration charges and other possible fees are not quantified.

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

• The guide price is equal to the selected base GDV, so costs could eliminate any apparent equity or resale margin.

Recommendation

Proceed only after inspection, legal review and independent rent validation. Subject to acceptable condition, the advertised rental evidence makes a buy-to-let appraisal more relevant than a flip, but the guide leaves limited evidence-based margin at the base GDV.

Strategy Rating

Analysis Confidence

The property description, tenure, occupancy, comparable sales and one rental listing are supplied, but condition, EPC, costs, fees, achieved rent and legal details are absent. Comparable sale records are also internally inconsistent.