18, Bouldish Farm Road, ASCOT, Berkshire, SL5 9EQ

Description

Freehold two bedroom mid terrace house requiring modernisation. By order of a Major Housing Association.

Accommodation

First floor: Two bedrooms, bathroom/WC. Ground floor: Two reception rooms, kitchen, entrance hall, rear porch. Outside: Front and rear garden, shed. Gross Internal Area GIA: Approximately 81 sq m (873 sq ft).

Location

The property is situated on Bouldish Farm Road between its junctions with Lyndhurst Road and Carroll Crescent. Public transport links include Ascot Mainline Railway Station together with a network of local bus services serving the surrounding vicinity. Road links include the M3 Motorway and the M4 Motorway. Shopping amenities can be found locally within Ascot High Street and Sunningdale, with an extensive range of shops, bars and restaurants being found in Windsor. Recreational pursuits can be found locally at the open spaces of Windsor Great Park, Ascot Racecourse and The Crown Estate woodland.

Tenure / Property Information

Investment Analysis

Same-road completed sales range from £330,000 to £500,000, with the latest supplied sale at £500,000 on 21 April 2026. The £430,000 sale from 2021 is also relevant, but the evidence does not provide comparable condition, size or specification details. A supported scenario range is therefore £430,000–£500,000, with £500,000 used as the base GDV estimate, subject to the property requiring modernisation.

Investment Snapshot

Strategy Recommendation

Potentially suitable for a BTL or BRRR appraisal because of the supported asking-rent yield and same-road sales evidence, but proceed only after a full inspection, service-reconnection assessment, and confirmation of all Special Conditions. Set no maximum bid until works and total acquisition costs are quantified.

Works Required

Modernisation is required, but the evidence does not specify the detailed scope. Arrange qualified inspection and reconnection of the disconnected services, assess the heating system and services, and address only confirmed works to the two-bedroom accommodation, bathroom/WC, kitchen, reception rooms, gardens and shed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the base GDV estimate of £500,000, a 75% refinance is £375,000. The potential refinance headroom appears material against the guide price, but refurbishment cost, purchase costs beyond the known £1,800 administration charge, finance costs and service-reconnection costs are unavailable. Cash left in and BRRR profitability therefore cannot be calculated reliably.

Buy-to-Let Analysis

At the £273,000 guide, the supplied advertised asking rent of £2,650 pcm produces annual rent of £31,800 and a gross yield of approximately 11.65%. This is an advertised asking rent rather than achieved rent. Works, service reconnection, finance, insurance, maintenance, voids and other costs are not supplied, so net yield and total-cost yield cannot be established.

Flip Analysis

The supplied same-road completed sales support a GDV scenario of £430,000–£500,000, with £500,000 as the base case. A flip surplus cannot be calculated because no supported refurbishment budget or selling-cost allowance is provided. The disconnected services and unspecified modernisation scope create significant cost uncertainty.

Investor Risks & Due Diligence

• The property requires modernisation, but the scope and cost of works are not supplied.

• All services are disconnected and must be reconnected by correctly qualified engineers; the condition of the heating system and services is not warranted.

• The £2,650 pcm figure is an advertised asking rent, not an achieved or passing rent.

• Additional seller fees may be payable under the Special Conditions of Sale, but their amount is not supplied.

• Comparable sales do not include condition, size or specification details, limiting GDV certainty.

• Parking and heating information require confirmation from the auction centre.

Recommendation

Potentially suitable for a BTL or BRRR appraisal because of the supported asking-rent yield and same-road sales evidence, but proceed only after a full inspection, service-reconnection assessment, and confirmation of all Special Conditions. Set no maximum bid until works and total acquisition costs are quantified.

Strategy Rating

Analysis Confidence

There is useful same-road completed-sale evidence, a supplied asking rent and a stated guide price, but comparable condition details, refurbishment costs, detailed service condition, parking information, seller fees and achieved rent evidence are unavailable.