19 Branston Greens Burton Road, Burton-On-Trent, Staffordshire, DE14 3DH

Description

A spacious two bedroom apartment offering a generous sized open plan lounge/kitchen, white bathroom suite, off street parking and a communal garden area. The property is being sold with vacant possession.

Accommodation

The apartment is on the second (top) floor and comprises an entrance hall, landing with useful storage cupboard, a spacious lounge/kitchen, two equally sized double bedrooms and a bathroom with a three piece suite in white.

Location

To the front there is a communal carpark providing off street parking. To the rear there is a garden with both grass and paved areas.

Tenure / Property Information

Investment Analysis

Five HM Land Registry comparables in the same Branston Greens development sold for £50,000 to £52,500. The evidence-supported comparable average is £50,500, with the £55,000 guide already above the observed range. This indicates limited support for bidding at or above guide before allowing for the £3,600 administration charge and any other applicable auction costs.

Investment Snapshot

Strategy Recommendation

Avoid bidding at the £55,000 guide on the current evidence. Only reconsider after verifying the lease, service charge, legal pack, condition and achievable rent, and only at a price materially supported by the local comparable sales.

Works Required

No specific defects or refurbishment requirements are identified in the supplied description. Allow for inspection, routine checks and any works confirmed by legal, survey or viewing evidence; no numeric works allowance is supported.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be reliably quantified because rent, refurbishment cost, lease details and total acquisition costs are unavailable. The comparable evidence supports a base value of approximately £50,500, below the £55,000 guide before the stated administration charge, which weakens refinance headroom.

Buy-to-Let Analysis

BTL yield cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The property is vacant, and lease terms, service charge and other ownership costs are not provided. The guide is also above the supplied comparable sale range before the £3,600 administration charge and potentially other fees.

Flip Analysis

Using the supplied comparable range, an indicative resale value is £50,000 to £52,500, with a base of £50,500. A flip surplus cannot be calculated because total project costs, refurbishment costs and selling costs are not fully supported. Buying at the £55,000 guide would already exceed the comparable range before auction charges.

Investor Risks & Due Diligence

• Guide price of £55,000 exceeds all five supplied same-development sold comparables, which range from £50,000 to £52,500.

• No sufficiently specific rental evidence or auctioneer rent estimate is available, so yield and cash flow cannot be assessed.

• The £3,600 non-refundable administration charge is payable on exchange, with other possible fees and disbursements also noted.

• Lease length, ground rent, service charge and other lease liabilities are not supplied.

• The property is vacant, so there is no passing rent evidence.

• EPC rating is D.

Recommendation

Avoid bidding at the £55,000 guide on the current evidence. Only reconsider after verifying the lease, service charge, legal pack, condition and achievable rent, and only at a price materially supported by the local comparable sales.

Strategy Rating

Analysis Confidence

The property description, tenure, vacancy, administration charge and same-development sold comparables are supplied, but rental evidence, lease details, service charges, condition costs and other auction costs are missing.