15 Great Lane, Clophill, Bedford, Bedfordshire, MK45 4BQ

Description

A Vacant Three Bedroom Detached House. Potential for Development (Subject to Obtaining all Relevant Consents)

Accommodation

Ground Floor: Two Reception Rooms, Kitchen, WC. First Floor: Three Bedrooms, Bathroom, Separate WC.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Clophill Lakes Nature Reserve are within easy reach. Transport links are provided by the A6.

Tenure / Property Information

Investment Analysis

Same-road sold detached comparables range from £510,000 to £1,065,000, including £733,000 on Great Lane in May 2025. The evidence does not provide floor areas, bedroom counts, condition or planning details for the comparables, so these are unadjusted market anchors rather than a formal valuation. A base GDV of £733,000 is used, with low and high scenarios based on the supplied comparable range.

Investment Snapshot

Strategy Recommendation

Proceed only after satisfactory inspection, legal-pack review and planning due diligence. At the guide, the headline rental yield is attractive, but the asking-rent basis, unknown works and unconfirmed development potential make this a conditional BTL opportunity rather than an underwritten flip or BRRR project.

Works Required

No specific works are evidenced. The property is vacant, has an EPC rating of E and is described as having development potential subject to all relevant consents. Inspection, legal-pack review and planning investigation are required before budgeting works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the base GDV scenario, 75% refinance is approximately £549,750. However, refurbishment costs, acquisition costs beyond the £1,800 administration charge, finance costs and final purchase price are unknown, so cash left in and equity cannot be reliably calculated. Development potential is expressly subject to obtaining relevant consents.

Buy-to-Let Analysis

At the £285,000 guide, the supplied £2,500 pcm advertised asking rent implies a gross yield of approximately 10.53%. This uses one rental listing and is not achieved-rent evidence. A full yield after refurbishment, finance, insurance, maintenance, voids, management and other costs cannot be established because those costs and the works requirement are unsupported.

Flip Analysis

The supplied comparable evidence indicates a wide potential resale range of £510,000 to £1,065,000, but there is insufficient information to adjust for size, condition, specification or planning. No refurbishment budget or selling-cost allowance is supported, so a reliable flip surplus cannot be calculated.

Investor Risks & Due Diligence

• The £2,500 pcm figure is an advertised asking rent, not an achieved passing rent.

• Same-road detached sale prices vary materially from £510,000 to £1,065,000 and the comparables lack size, bedroom and condition details.

• Development potential is expressly subject to obtaining all relevant consents.

• The property is vacant and its detailed condition and refurbishment requirements are not supplied.

• The EPC rating is E and any improvement requirements or associated costs are not evidenced.

• Legal-pack disbursements may become payable on completion, but their amount is not supplied.

• Finance, selling, maintenance, management, void and other operating costs are not supplied.

Recommendation

Proceed only after satisfactory inspection, legal-pack review and planning due diligence. At the guide, the headline rental yield is attractive, but the asking-rent basis, unknown works and unconfirmed development potential make this a conditional BTL opportunity rather than an underwritten flip or BRRR project.

Strategy Rating

Analysis Confidence

There is useful same-road completed-sales evidence, a guide price, an administration charge and one advertised rent, but no floor area, detailed condition, planning outcome, refurbishment budget, buyer costs or achieved rental evidence.