18, Bouldish Farm Road, ASCOT, Berkshire

Description

Freehold two bedroom mid terrace house arranged over ground and first floors 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. The most recent supplied sale, 46 Bouldish Farm Road, completed at £500,000 on 21 April 2026; the other evidence includes £430,000 in 2021 and £330,000–£440,000 in 2020. A base GDV of £465,000 is used, with a £430,000–£500,000 evidence-based range. However, the comparable properties' size, condition, parking and specification are not supplied, while this property requires modernisation and has no parking, so the estimate is indicative rather than a formal valuation.

Investment Snapshot

Strategy Recommendation

Conditional value-add purchase only: obtain the legal pack, inspect the disconnected services and quantify the modernisation before bidding. It may suit either a rental strategy or resale, but the absence of verified works costs prevents a robust maximum bid or preferred exit strategy.

Works Required

Modernisation of the house, subject to inspection. The heating and other services require investigation because all services are disconnected and no condition warranties are given. No specific refurbishment scope or cost is supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A potential BRRR exit is suggested by the guide being below the £430,000–£500,000 same-road sales evidence, but the modernisation budget, finance costs and total acquisition cost are unavailable. The 75% GDV refinance and cash-left-in calculation therefore cannot be reliably completed.

Buy-to-Let Analysis

The supplied rental evidence is an advertised asking rent of £2,250 pcm, equivalent to £27,000 annually, not an achieved or guaranteed rent. Against the £273,000 guide, this indicates a gross yield of approximately 9.89% before works, finance, tax, maintenance, voids and other costs. A yield on total project cost cannot be established because refurbishment costs and any applicable seller fees are unknown.

Flip Analysis

The supplied sales evidence indicates potential gross value between £430,000 and £500,000, but a flip surplus cannot be calculated because refurbishment costs, finance costs, selling costs and any applicable seller fees are not supplied. The disconnected services and unspecified modernisation scope materially increase uncertainty.

Investor Risks & Due Diligence

• The property requires modernisation, but no works scope or cost allowance is supplied.

• All services are disconnected and the heating system is not warranted.

• No parking is available.

• The rental figure is an advertised asking rent rather than achieved or guaranteed rent.

• The comparable sales do not include their sizes, condition, parking or specification, limiting GDV precision.

• A £1,800 inclusive-of-VAT contract documentation fee is payable, and additional seller fees may apply under the Special Conditions of Sale.

Recommendation

Conditional value-add purchase only: obtain the legal pack, inspect the disconnected services and quantify the modernisation before bidding. It may suit either a rental strategy or resale, but the absence of verified works costs prevents a robust maximum bid or preferred exit strategy.

Strategy Rating

Analysis Confidence

There is useful same-road sold-price evidence, a guide price and one advertised rental, but no refurbishment quotation, comparable property specifications, confirmed achieved rent, finance assumptions or full fee schedule.