17 Norman Road, Tunbridge Wells, Kent

Description

A mid-terrace house close to the town centre and providing accommodation over three floors. The property is now in need of refurbishment and modernisation.

Accommodation

Upper Ground Floor: Entrance hall, living room and bathroom. Separate W.C. Lower Ground Floor: Kitchen/dining room and front reception room. First Floor: Two bedrooms. Outside: Small yard at rear.

Location

Close to the town centre in Tunbridge Wells, Kent.

Tenure / Property Information

Investment Analysis

The two most recent same-road freehold terraced sales were £310,000 and £330,000 in June 2025, giving a simple average of £320,000. These comparables do not state bedroom count, condition or accommodation, so the GDV range is indicative only. A base GDV of £320,000 is used, with a low scenario of £300,000 and high scenario of £330,000. The guide price is approximately 67.5%–68.8% of base GDV before refurbishment and transaction costs.

Investment Snapshot

Strategy Recommendation

Proceed only subject to a detailed inspection, priced refurbishment schedule and confirmation of all auction charges. The evidence currently supports cautious owner-occupier or value-add consideration rather than an underwritten BTL, BRRR or flip purchase.

Works Required

Refurbishment and modernisation of the three-floor two-bedroom house, including assessment and updating of the existing kitchen, bathroom, separate WC, finishes and other elements identified during inspection. No detailed schedule or cost evidence is supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At a base GDV of £320,000, 75% refinancing would equate to £240,000. Cash left in cannot be calculated because refurbishment, acquisition and other compulsory costs are unspecified. The strategy requires verified refurbishment costs, local rent evidence and finance terms.

Buy-to-Let Analysis

A reliable BTL assessment cannot be established. The only supplied rental evidence is an advertised £400 pcm asking rent for a two-bedroom house in Paddock Wood, not Tunbridge Wells, and no auctioneer rent estimate is provided. Refurbishment costs and buyer/admin charges are also unknown.

Flip Analysis

The two recent same-road sales support an indicative base GDV of £320,000, but the resale surplus cannot be calculated because no refurbishment budget, purchase-cost allowance or supported selling-cost allowance is supplied. The guide price is £216,000–£220,000 before these costs.

Investor Risks & Due Diligence

• The property is stated to require refurbishment and modernisation, but no scope or cost estimate is supplied.

• Comparable sales do not state bedroom count, condition or internal accommodation, limiting GDV reliability.

• The only rental evidence is an advertised asking rent in Paddock Wood rather than Tunbridge Wells and is not an achieved rent.

• An administration fee and other non-optional fees may be payable in addition to the bid price, with amounts unspecified.

• Stamp Duty, Land Registry fees and VAT may also apply, but are not quantified.

Recommendation

Proceed only subject to a detailed inspection, priced refurbishment schedule and confirmation of all auction charges. The evidence currently supports cautious owner-occupier or value-add consideration rather than an underwritten BTL, BRRR or flip purchase.

Strategy Rating

Analysis Confidence

Same-road completed sales and property basics are supplied, but the comparables lack bedroom and condition details, while refurbishment costs, local rent evidence and auction charges are not quantified.