18 Solomon Way, Hamworthy

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 completed sale is 16 Solomon Way, a freehold semi-detached property, sold for £270,000 on 2 December 2024. This is a strong street-level comparable, although no details are supplied regarding its condition, size or specification. The £255,000 guide is £15,000 below that sale, but the subject requires modernisation and its works cost is unquantified. A base GDV estimate of £270,000 is therefore supportable, but reliable low/high scenarios are not.

Investment Snapshot

Strategy Recommendation

Do not bid on investment economics until a survey, service checks, refurbishment quotations and complete auction charges are obtained. The property may suit an owner-occupier able to manage modernisation, but the evidence does not support a reliable BTL, BRRR or flip bid.

Works Required

Modernisation is stated to be required, but no specific defects or scope are supplied. Obtain a full survey and contractor quotations, with particular attention to the disconnected services and the condition of the heating system, which is not warranted or guaranteed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the supported £270,000 base GDV, 75% refinance would be approximately £202,500. A BRRR cash requirement cannot be calculated because refurbishment costs, buyer fees, seller charges, VAT and finance costs are not supplied. The disconnected services and unquantified modernisation create material execution risk.

Buy-to-Let Analysis

A BTL appraisal cannot be established reliably. The only supplied rental evidence is an advertised £583 pcm for a three-bedroom house in Bloxworth, not achieved rent and not the subject's location. No subject-specific rent, buyer fee, refurbishment budget or total cost is available.

Flip Analysis

The supplied comparable supports a potential resale benchmark of £270,000, but no refurbishment budget, acquisition costs, selling allowance or VAT treatment is available. A flip surplus cannot therefore be calculated. The £15,000 spread between guide and comparable is not sufficient evidence of profit after works and costs.

Investor Risks & Due Diligence

• Modernisation scope and cost are not supplied.

• All services are disconnected.

• Heating condition is not warranted or guaranteed.

• Buyer fee is unspecified.

• VAT and possible seller charges may apply.

• The rental evidence is an advertised asking rent from Bloxworth rather than achieved rent for the subject.

• The sole comparable does not include condition, size or specification details.

Recommendation

Do not bid on investment economics until a survey, service checks, refurbishment quotations and complete auction charges are obtained. The property may suit an owner-occupier able to manage modernisation, but the evidence does not support a reliable BTL, BRRR or flip bid.

Strategy Rating

Analysis Confidence

A same-street completed sale and basic property description are available, but condition detail, works cost, rent, auction fees and selling costs are missing.