17 Plantation Lane, Bearsted, Maidstone, ME14 4BH

Description

An End of Terrace House requiring modernisation on a Good Size Plot of approximately 3,289 sq ft with accommodation arranged on Two Floors.

Accommodation

First Floor: Bedroom (One), Bedroom (Two), Bathroom/WC. Ground Floor: Entrance Hall, Living Room, Dining Room, Kitchen. Front, Side & Rear Gardens.

Location

Situated off Roseacre Lane, close to the amenities available in Maidstone Town Centre and travelling facilities including Bearsted Train Station. Mote Park is also nearby.

Tenure / Property Information

Investment Analysis

The strongest supplied evidence is the £400,000 completed sale of 15 Plantation Lane, a freehold terraced property sold in March 2023. This is a useful same-street proxy, but the evidence does not confirm its bedroom count, specification or condition relative to 17 Plantation Lane. The subject requires modernisation and has an EPC rating of G, so the £400,000 figure should be treated as an indicative, unadjusted GDV proxy rather than a formal valuation. No supported refurbishment cost or selling-cost allowance is provided.

Investment Snapshot

Strategy Recommendation

Investigate only subject to a full survey, confirmed special conditions, refurbishment quotations and valuation evidence. At the guide, the headline rent-to-price ratio is attractive, but the unknown modernisation cost and uncertain GDV make a firm BTL, BRRR or flip decision premature.

Works Required

Modernisation of the existing two-storey accommodation, subject to survey and contractor quotations. The evidence supports reviewing the condition of the kitchen, bathroom, finishes and EPC G-related energy performance, but does not quantify or confirm specific defects.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A same-street 2023 completed sale provides an indicative £400,000 GDV proxy, implying £300,000 at 75% loan-to-value. However, the EPC G rating, required modernisation, unknown works cost and potentially applicable seller fees prevent a reliable cash-left-in or equity calculation. Refinance viability requires a survey, detailed works budget and lender valuation.

Buy-to-Let Analysis

Using the advertised asking rent of £1,200 pcm, annual gross rent is £14,400 and the gross yield on the £115,000 guide is approximately 12.52%. This is not an achieved rent and excludes refurbishment, finance, insurance, maintenance, voids, tax and other costs. A yield on total project cost cannot be established because no refurbishment budget or additional seller fees are supplied.

Flip Analysis

A flip assessment cannot be reliably quantified because refurbishment costs, selling costs and any applicable special-condition fees are not provided. The £400,000 same-street sale is only an unadjusted GDV proxy and may not reflect the subject's condition or specification.

Investor Risks & Due Diligence

• EPC rating G and stated requirement for modernisation may result in material works costs.

• The £400,000 GDV proxy relates to a different property and does not confirm matching bedrooms, specification or condition.

• The £1,200 pcm figure is an advertised asking rent, not an achieved or passing rent.

• Additional seller fees may apply under the special conditions and are not quantified.

• No parking or heating information is supplied.

• Unknown refurbishment and finance costs could materially reduce returns.

Recommendation

Investigate only subject to a full survey, confirmed special conditions, refurbishment quotations and valuation evidence. At the guide, the headline rent-to-price ratio is attractive, but the unknown modernisation cost and uncertain GDV make a firm BTL, BRRR or flip decision premature.

Strategy Rating

Analysis Confidence

A direct same-street completed sale, guide price and advertised rent are available, but there is no quantified works budget, no subject-specific valuation, no detailed condition report, no achieved rent and no confirmed additional seller fees.