18 Queens Road, Fakenham, Norfolk, NR21 8DB

Description

An opportunity to acquire a three-storey four-bedroom semi-detached house located within a short distance of Fakenham town centre. The accommodation is arranged over three floors with two reception rooms, kitchen, utility and shower room to the ground floor, three bedrooms and family bathroom to the first floor, and a spacious attic/bedroom four on the second floor. The property benefits from off-road parking and a generous enclosed rear garden with timber shed. The house is being sold with vacant possession and would benefit from redecoration.

Accommodation

Ground Floor: Entrance hall, stairs to first floor, lounge, dining room, kitchen, utility room, shower room. First Floor: Landing with stairs to second floor, three bedrooms, family bathroom. Second Floor: Attic/bedroom 4. External: Brick weave double car parking space to the front; enclosed rear garden with patio area, mainly laid to lawn with mature trees and shrubs, and timber garden store.

Location

Located within the sought-after North Norfolk market town of Fakenham, within a short distance of Fakenham town centre. Fakenham offers high street shops, businesses, banks and leisure facilities and is within reach of North Norfolk coastal resorts.

Tenure / Property Information

Investment Analysis

The supplied same-road sales range from £257,500 to £285,000 for the two most recent transactions: 24 Queens Road sold for £257,500 in April 2024 and 38 Queens Road sold for £285,000 in December 2025. Older sales range from £165,000 to £215,000. Allowing for the subject's four-bedroom, three-storey layout, parking, garden and stated need for redecoration, an evidence-supported HB scenario is £257,500–£285,000, with a base GDV estimate of £270,000. Condition, heating and the precise comparability of the sales remain unverified.

Investment Snapshot

Strategy Recommendation

Potential buy-to-let or light refurbishment hold, subject to confirming achievable rent, condition, heating, title special conditions and total acquisition costs. Do not rely on the apparent refinance surplus or bid without a refurbishment and fee assessment.

Works Required

Redecoration is specifically identified as beneficial. The extent and cost of works cannot be quantified from the evidence. Heating information, services and any further defects require inspection and auction-centre clarification.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At a £270,000 base GDV, 75% refinance is approximately £202,500. This exceeds the £191,800 purchase price plus the stated £1,800 documentation fee before allowing for redecoration, seller fees, finance costs or other acquisition costs. The apparent surplus is therefore not a reliable cash-out result because refurbishment and other costs are unquantified.

Buy-to-Let Analysis

The only rental evidence is an advertised, not achieved, asking rent of £1,400 pcm for a four-bedroom house in Fakenham. This equates to £16,800 per year and an indicative gross yield of 8.8% against the £190,000 guide, before works, finance, management, maintenance, voids, tax and transaction costs. The rent evidence is limited to one listing and should be independently tested.

Flip Analysis

The recent same-road evidence supports a broad resale range of £257,500–£285,000, with a £270,000 base GDV. A reliable flip surplus cannot be calculated because refurbishment costs, selling costs and potentially applicable seller fees are not supplied.

Investor Risks & Due Diligence

• The £1,400 pcm figure is an advertised asking rent rather than an achieved rent.

• The property is stated to benefit from redecoration, but the extent and cost of works are unknown.

• Heating information has not been supplied and requires clarification.

• The seller may charge additional completion fees under the Special Conditions of Sale.

• Refinance calculations are sensitive to the unquantified refurbishment, finance and transaction costs.

• The comparable sales may differ in condition, specification and exact accommodation.

Recommendation

Potential buy-to-let or light refurbishment hold, subject to confirming achievable rent, condition, heating, title special conditions and total acquisition costs. Do not rely on the apparent refinance surplus or bid without a refurbishment and fee assessment.

Strategy Rating

Analysis Confidence

There are several relevant same-road completed sales and one four-bedroom asking-rent listing, but condition comparability, achievable rent, refurbishment cost, heating details and additional auction costs are incomplete.