17 High Street, Waddesdon, Aylesbury, HP18 0JB

Description

An End of Terrace Building requiring modernisation with accommodation arranged on Two Floors comprising: First Floor: Three Rooms; Bathroom/WC. Ground Floor: Entrance Hall; Four Rooms; Kitchen. Front Forecourt. Yard at Rear.

Accommodation

First Floor: Three Rooms; Bathroom/WC. Ground Floor: Entrance Hall; Four Rooms; Kitchen. Front Forecourt. Yard at Rear.

Location

Situated on High Street, in a central position close to the amenities available in Waddesdon Village. Waddesdon Manor is also nearby.

Tenure / Property Information

Investment Analysis

The evidence includes a completed sale of the same address at £400,000 in April 2024, plus nearby High Street sales ranging from £320,000 to £455,000. A provisional base GDV of £400,000 is therefore supportable as a market-evidence estimate, with a broad evidence range of £320,000–£455,000. The comparables do not establish the property's current condition, floor area, accommodation use or required refurbishment budget, so this is not a formal valuation.

Investment Snapshot

Strategy Recommendation

Proceed only as a conditional refurbishment-led resale or refinance opportunity after confirming the building's lawful use, condition, floor area, refurbishment scope, seller fees and achievable end value. Do not bid solely from the apparent guide-to-GDV spread.

Works Required

Full inspection and specification of the modernisation required. Works may include updating the existing rooms, kitchen and bathroom/WC, addressing the EPC G rating, and improving general presentation, but no specific defects or costs are evidenced.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A provisional 75% refinance against the £400,000 base GDV would be £300,000. However, refurbishment cost, total acquisition cost, finance costs, rent and lender acceptability are unsupported, so cash left in and BRRR viability cannot be calculated. The EPC G rating and required modernisation require particular investigation.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is provided. The absence of a rent, floor area and confirmed accommodation use prevents a reliable yield calculation.

Flip Analysis

The evidence indicates a potential value gap between the £150,000 guide and the £400,000 same-address completed sale, but no refurbishment budget, floor area, condition assessment or selling-cost allowance is available. A reliable flip surplus or maximum bid cannot therefore be calculated. The £1,500 buyer premium should be allowed for, and seller charges may also apply under the special conditions.

Investor Risks & Due Diligence

• The building is described as requiring modernisation and has an EPC rating of G.

• No refurbishment budget can be supported from the supplied evidence.

• No sufficiently specific rental evidence is available, preventing BTL yield analysis.

• The comparables vary materially in price and do not provide condition, size or specification details.

• The seller may charge additional fees under the special conditions of sale.

• Lawful use and any planning or building-regulation matters are not evidenced.

Recommendation

Proceed only as a conditional refurbishment-led resale or refinance opportunity after confirming the building's lawful use, condition, floor area, refurbishment scope, seller fees and achievable end value. Do not bid solely from the apparent guide-to-GDV spread.

Strategy Rating

Analysis Confidence

There is useful completed-sale evidence, including the same address, but no floor area, detailed condition survey, refurbishment cost, rental evidence, confirmed use or complete fee schedule.