18 The Willows, Little Harrowden, Wellingborough, Northamptonshire, NN9 5BJ

Description

Located in the popular village of Little Harrowden, this well-presented three-bedroom home offers an attractive turnkey investment or owner-occupier opportunity. Offered with vacant possession and presented in excellent condition throughout, the accommodation comprises a spacious lounge, kitchen/diner, conservatory, three bedrooms and a modern family bathroom. Externally, the property benefits from an attractive rear garden with composite decking and a single garage. Minimal works are required.

Accommodation

Entrance hall; living area with UPVC double-glazed windows to the front, radiators, carpet flooring, staircase to first floor and double doors into the kitchen; kitchen with UPVC double-glazed window to the rear, wooden base and wall units, cooker with extractor fan, oven, stainless steel sink and access to the conservatory; conservatory with UPVC windows and French doors to the rear garden; three bedrooms; bathroom with bathtub and shower connector, hand wash basin with storage, mirror cabinet, tiled walls and flooring, and low-level WC; front and rear gardens; separate garage storage.

Location

Popular village of Little Harrowden, Wellingborough, Northamptonshire.

Tenure / Property Information

Investment Analysis

Sold evidence on The Willows ranges from £160,000 for 19 The Willows, a terraced freehold, to £247,500 for 21 The Willows, also terraced freehold. The wider evidence ranges to £275,000 but relates to a semi-detached property. As bedroom count, exact condition and detailed comparability are not supplied, a mechanical base GDV of £203,750 is used from the more relevant £160,000–£247,500 range. This is indicative only, not a formal valuation.

Investment Snapshot

Strategy Recommendation

Consider as a potential BTL or owner-occupier purchase only after confirming the auction legal pack, achievable rent, all additional charges and the property's condition. Avoid relying on a BRRR or flip case without verified costs and valuation evidence.

Works Required

No specific refurbishment works are identified. The description states that the property is in excellent condition and requires minimal works. Any works should be confirmed through viewing, legal documentation and survey due diligence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A potential refinance at 75% of the indicative base GDV would be £152,812.50. However, refurbishment costs, total acquisition costs and lender valuation criteria are not supplied, so cash left in, equity and BRRR returns cannot be calculated reliably. The minimal-works description provides no clear value-add programme.

Buy-to-Let Analysis

Using the lower guide of £145,000 and the auctioneer's estimated rent of £1,200 PCM, gross rent is £14,400 per annum and the headline gross yield is approximately 9.93%. This uses an estimate rather than achieved rent, and the true net return cannot be established because buyer premium, other disbursements, finance, management, maintenance and void costs are not supplied.

Flip Analysis

The indicative base GDV is £203,750 against the lower guide of £145,000, but refurbishment, acquisition, selling and finance costs are not quantified. A reliable flip surplus and maximum bid therefore cannot be established. Comparable evidence also varies materially by property type and sale price.

Investor Risks & Due Diligence

• The £1,200 PCM figure is an auctioneer estimate, not an achieved or passing rent.

• Sold comparables show a wide range and include different property types; bedroom count and detailed condition are not provided for the comparables.

• Buyer premium and other possible auction, legal and disbursement costs are not quantified.

• Refurbishment, finance, management, maintenance, void and selling costs are unavailable.

• The property is vacant, so there is no existing tenancy or proven rental income.

Recommendation

Consider as a potential BTL or owner-occupier purchase only after confirming the auction legal pack, achievable rent, all additional charges and the property's condition. Avoid relying on a BRRR or flip case without verified costs and valuation evidence.

Strategy Rating

Analysis Confidence

The property description, tenure, vacancy, one rent estimate, an admin charge and several same-road sold prices are supplied, but exact comparability, achieved rent, refurbishment costs, buyer premium, other fees and full acquisition or resale costs are not.