16 Queensway, Cambridge, Cambridgeshire, CB2 8AX

Description

Vacant long leasehold self-contained second floor flat. Key features include a reception room, three bedrooms, kitchen, bathroom and separate WC. GIA approximately 63.35 sq m (684 sq ft). New 990 year lease. By order of a Housing Association.

Accommodation

Reception Room, Three Bedrooms, Kitchen, Bathroom, Separate WC

Location

Located off the east side of Queensway. The shops and amenities of Cambridge city centre are to the north. Cambridge rail station is approximately 0.7 miles to the north east. The M11 motorway is to the west. Paradise Local Nature Reserve is to the north west.

Tenure / Property Information

Investment Analysis

Same-street HM Land Registry evidence ranges from £275,000 to £325,000 for sales in 2023–2025, with the latest sale at £275,000 on 21 February 2025. The comparables do not provide size, condition or specification, so a precise valuation is not possible. A cautious base GDV of £275,000 is adopted, with £275,000–£325,000 as an evidence-supported scenario range. The £205,000 guide represents a material discount to the latest comparable, but the reason for that discount is not evidenced.

Investment Snapshot

Strategy Recommendation

Proceed only subject to inspection, legal review and confirmation of service charges and all auction costs. The strongest supported angle is potential value at the guide and an indicative BTL gross yield, but the absence of condition and cost evidence makes a cautious, price-disciplined approach essential.

Works Required

No specific defects or refurbishment requirements are evidenced. Obtain a full inspection and confirm the condition of the kitchen, bathroom, separate WC, services, finishes, windows and common parts before bidding. No refurbishment allowance can be supported from the supplied evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At a £275,000 base GDV, 75% loan-to-value refinancing would be approximately £206,250. The BRRR outcome cannot be established because refurbishment costs, acquisition charges, finance costs, service charges and the lender's valuation assumptions are unavailable. The new 990-year lease at a peppercorn ground rent is favourable in duration and ground-rent terms, subject to verification of the full lease and any service-charge liabilities.

Buy-to-Let Analysis

The only rental evidence is an advertised asking rent of £1,700 pcm for a three-bedroom property in Newnham, not an achieved rent or a verified rent for this flat. At the £205,000 guide, this equates to an indicative gross yield of approximately 9.95% before service charge, voids, management, maintenance, finance, tax and acquisition costs. Net yield cannot be established because those costs and the lease service-charge position are not supplied.

Flip Analysis

The same-street sales provide support for a potential resale value around £275,000, with older evidence up to £325,000. However, condition, refurbishment costs, acquisition costs, finance costs, selling costs and any required lease or compliance expenditure are not supplied. A reliable flip surplus or maximum bid therefore cannot be calculated.

Investor Risks & Due Diligence

• The sold comparables do not include floor area, condition or specification, limiting GDV confidence.

• The £1,700 pcm figure is an advertised asking rent for Newnham and is not a confirmed achieved rent for this flat.

• Condition and refurbishment requirements are not evidenced.

• Service-charge, insurance and other leasehold costs are not supplied.

• Buyer, administration, seller and third-party charges are unspecified.

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

• Finance, valuation and resale outcomes may differ from the indicative calculations.

Recommendation

Proceed only subject to inspection, legal review and confirmation of service charges and all auction costs. The strongest supported angle is potential value at the guide and an indicative BTL gross yield, but the absence of condition and cost evidence makes a cautious, price-disciplined approach essential.

Strategy Rating

Analysis Confidence

There are several relevant same-street completed sales and one advertised rental figure, but the comparables lack size and condition details and there is no evidence for refurbishment, service charges, buyer costs, finance or selling costs.