17 Lodge Close, Little Houghton, Northampton, Northamptonshire, NN7 1AF

Description

Situated within a quiet cul-de-sac in the highly desirable village of Little Houghton, this substantial extended four-bedroom semi-detached home extends to approximately 1,173 sq ft and is offered subject to an existing tenancy, providing an immediate income-producing investment. Well presented throughout, the spacious accommodation includes multiple reception areas, a modern kitchen, utility room, cloakroom, four bedrooms, including a principal bedroom with en-suite, and a family bathroom. Occupying a generous plot, the property further benefits from a private rear garden, detached garage and ample off-road parking for multiple vehicles.

Accommodation

Living area with laminate wood flooring, double glazed UPVC windows to the rear, UPVC French doors to the rear garden, marble fireplace and archway to the dining room. Kitchen with UPVC double glazed windows to the front, base and wall level wooden cabinets, induction hob with extractor, oven, kitchen sink with tap and kitchen appliances. Bedroom one is a large double bedroom with rear-facing UPVC double glazed windows, carpet flooring, wardrobe space and en-suite comprising side-facing UPVC window, low-level WC, hand wash basin and standing shower. Bedroom two is a double bedroom with front-facing UPVC double glazed windows and carpet flooring. Bedroom three is a double bedroom with front-facing UPVC double glazed windows and carpet flooring. Bedroom four is a single bedroom with rear-facing UPVC double glazed windows, radiator and carpet flooring. The front driveway provides ample parking for multiple cars and there is a detached garage. The rear garden is large, on a corner plot, partially stone paved, mostly laid to lawn, with a small seating area, shrubs, trees and wooden fencing.

Location

Quiet cul-de-sac in the village of Little Houghton, Northamptonshire.

Tenure / Property Information

Investment Analysis

The strongest evidence is the same-street sale at 14 Lodge Close for £287,500 on 4 October 2024. The subject is also a four-bedroom freehold semi-detached home, is described as well presented, and has a garage, parking and a substantial plot. Differences between the properties are not evidenced, so £287,500 is used as an indicative base GDV rather than a formal valuation. Indicative sensitivity range: £275,000 to £300,000.

Investment Snapshot

Strategy Recommendation

Investigate as a potential long-term BTL purchase only after verifying the tenancy, passing rent, legal position and all auction charges. Do not bid on a flip or BRRR basis without inspection and a complete cost and rent appraisal.

Works Required

No specific refurbishment works are evidenced; the property is described as well presented throughout. Obtain inspection and tenancy information before budgeting, as no quantified works allowance can be supported.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the same-street sale as an indicative base GDV, 75% refinance would be approximately £215,625. A complete BRRR assessment is not possible because rent, refurbishment costs, finance costs, legal costs and the full purchase price are not established. Existing tenancy arrangements may also affect refinance and management options.

Buy-to-Let Analysis

The property is already let to a tenant who has occupied it since 2022, supporting an income-producing investment profile. However, no passing rent, tenancy terms, deposit information or rental comparable is supplied, so rent, gross yield, affordability and BTL return cannot be established. The known buyer premium is £1,200, with other possible charges unquantified.

Flip Analysis

The indicative base GDV of £287,500 is above the guide range, but the property is tenanted and no selling costs, refurbishment allowance, finance costs or other acquisition charges are quantified. A reliable flip surplus therefore cannot be calculated. The existing tenancy may also limit immediate resale flexibility.

Investor Risks & Due Diligence

• Passing rent and tenancy terms are not supplied, preventing income and yield underwriting.

• The property is sold subject to an existing tenancy, so vacant possession and immediate resale flexibility are not established.

• Other charges may be payable in addition to the £1,200 buyer premium, but amounts are not supplied.

• The single recent comparable may differ from the subject property in size, condition, specification or plot.

• No inspection-based refurbishment or maintenance budget is available.

Recommendation

Investigate as a potential long-term BTL purchase only after verifying the tenancy, passing rent, legal position and all auction charges. Do not bid on a flip or BRRR basis without inspection and a complete cost and rent appraisal.

Strategy Rating

Analysis Confidence

A recent same-street completed sale and detailed property description support an indicative GDV, but rent, tenancy terms, condition inspection, refurbishment costs, council tax, heating and several purchase and selling costs are unavailable.