15 Leighton Buzzard Road, Water End, Hemel Hempstead, Hertfordshire, HP1 3BH

Description

A Vacant Two Bedroom Semi Detached Cottage. The property comprises a two bedroom semi detached cottage arranged over ground and first floors. The property requires a program of refurbishment.

Accommodation

Ground Floor: Two Reception Rooms, Kitchen, WC. First Floor: Two Bedrooms, Bathroom. Exterior: rear garden; front and rear access to the property.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Great Gaddesden Water Meadows are within easy reach. Transport links are provided by Berkhamsted rail station.

Tenure / Property Information

Investment Analysis

The supplied sold comparables range from £250,000 to £540,000, but they are dated 2013–2018 and no floor areas, condition details or direct like-for-like evidence are provided. The subject is vacant, requires a refurbishment programme and has an EPC rating of G. A reliable GDV or bidding value cannot therefore be established from the supplied evidence alone.

Investment Snapshot

Strategy Recommendation

Do not bid on the supplied evidence alone. Obtain the legal pack, a building survey, a priced refurbishment schedule and local valuation/rental advice before considering refurbishment, resale or refinancing.

Works Required

A refurbishment programme is required, but the evidence does not define the scope. Obtain a full survey and legal-pack review before pricing works; the EPC G rating should also be investigated as part of the refurbishment assessment.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment is not supportable because refurbishment costs, achievable rent and a reliable post-refurbishment GDV are unavailable. The known £1,800 administration charge is payable in addition to the purchase price, while other possible disbursements are unspecified.

Buy-to-Let Analysis

No sufficiently specific rental comparable or auctioneer rent estimate is supplied, so rent, gross yield and BTL viability cannot be established. The property is vacant and requires refurbishment, with an EPC rating of G.

Flip Analysis

A flip calculation cannot be completed reliably. The sold comparables are materially dated and vary from £250,000 to £540,000, with insufficient information to select a subject-specific GDV. Refurbishment costs and selling costs are also unavailable.

Investor Risks & Due Diligence

• Refurbishment scope and cost are unknown.

• EPC rating G may indicate significant energy-efficiency requirements, but no remedial details are supplied.

• No sufficiently specific rental evidence is available.

• Sold comparables are dated and may not be directly comparable.

• Special-condition disbursements and other purchaser costs may apply but are not quantified.

• The property is vacant, so there is no passing rental income.

Recommendation

Do not bid on the supplied evidence alone. Obtain the legal pack, a building survey, a priced refurbishment schedule and local valuation/rental advice before considering refurbishment, resale or refinancing.

Strategy Rating

Analysis Confidence

The evidence confirms the tenure, vacancy, accommodation, refurbishment requirement and EPC rating, but lacks current like-for-like valuation evidence, floor area, condition detail, refurbishment costs, rental evidence and complete purchase-cost information.