18 Solomon Way, Hamworthy, BH15 4RB

Description

A three bedroom semi-detached house. The property benefits from a rear garden and a driveway. In need of modernisation. Vacant. EPC rating - C.

Accommodation

Ground Floor - Reception Room, Kitchen. First Floor - Three Bedrooms, Bathroom/WC.

Location

Located on Solomon Way, accessed off Reuben Drive and Benjamin Road. Local shops and everyday services are available within Hamworthy and nearby Poole town centre, along with schools and community amenities. Recreational amenities include nearby parks and open spaces such as Hamworthy Park, with access to Poole Harbour. Transport links include Hamworthy railway station and road access via the A35 and A350. Transport Hamworthy - South Western Railway. Poole - South Western Railway.

Tenure / Property Information

Investment Analysis

The only supplied comparable is 16 Solomon Way, a freehold semi-detached house sold for £270,000 on 2 December 2024. This supports an indicative base GDV of £270,000, subject to differences in condition and specification. The £255,000 guide is £15,000, or approximately 5.6%, below that comparable, before buyer fees, VAT or other charges. No wider comparable evidence or formal valuation is supplied.

Investment Snapshot

Strategy Recommendation

Proceed only after confirming the extent and cost of modernisation, inspecting or testing the disconnected services, and obtaining full auction charges. At the guide, the evidence does not demonstrate sufficient margin for a refurbishment-led flip or a supported BTL case.

Works Required

Modernisation of the house as required, including review and updating of the kitchen, bathroom, decoration and finishes. The heating system and all services require verification because services are disconnected and system condition is not warranted. No specific defects or quantified works are evidenced.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

On the supplied evidence, a 75% refinance against the indicative £270,000 base GDV would be £202,500. Cash left in cannot be calculated because refurbishment costs and applicable acquisition charges are unknown. The guide price leaves limited apparent headroom before modernisation and auction costs.

Buy-to-Let Analysis

BTL analysis cannot be established because no reliable rental evidence for Hamworthy or Poole is supplied. The £1,900 pcm advertised listing is for Thame and is not an appropriate local rent basis. Buyer fees, VAT and potential seller charges are also unquantified.

Flip Analysis

A same-street comparable supports an indicative £270,000 resale value, but the property is described as needing modernisation. A flip surplus cannot be calculated because works, buyer fees, VAT, seller charges, finance costs and selling costs are not supplied.

Investor Risks & Due Diligence

• Heating and all services are disconnected, and their condition is not warranted.

• The property is described as needing modernisation, but no quantified refurbishment scope or cost is supplied.

• Buyer premium, VAT applicability and possible seller charges are unquantified.

• Only one comparable is supplied and its condition relative to this property is unknown.

• No suitable local rental evidence is supplied, so rental yield cannot be established.

Recommendation

Proceed only after confirming the extent and cost of modernisation, inspecting or testing the disconnected services, and obtaining full auction charges. At the guide, the evidence does not demonstrate sufficient margin for a refurbishment-led flip or a supported BTL case.

Strategy Rating

Analysis Confidence

There is one recent same-street comparable and clear tenure, occupancy and guide data, but no quantified works, usable local rent, buyer/admin fees, council tax, service condition or selling-cost evidence.