1C Innes Park Road, Skelmorlie, Ayrshire, PA17 5BA

Description

Modern luxury two-bedroom flat in a purpose-built residential development in Skelmorlie, with sea views over the Firth of Clyde. The property has an open-plan lounge and dining area, modern fitted kitchen, two double bedrooms with fitted storage, a master en-suite shower room and a family bathroom. Features include secure entry, private residents’ parking and maintained communal areas. The listing states that the property was previously sold for £165,000 and has an RICS Home Report value of £100,000.

Accommodation

Two double bedrooms, master bedroom with en-suite shower room, family bathroom, open-plan lounge and dining area, and fitted kitchen.

Location

Located on Innes Park Road in Skelmorlie, a coastal village in Ayrshire. Skelmorlie and neighbouring Wemyss Bay offer amenities, recreational facilities, rail and road links to Glasgow and the wider Clyde coast. Nearby facilities include primary schooling, a golf course, a bowling club, restaurants and hotels in Largs, and ferry services from Wemyss Bay.

Tenure / Property Information

Investment Analysis

The £59,000 guide is 59% of the stated £100,000 RICS Home Report value, indicating apparent value headroom of £41,000 before buyer premium, refurbishment, finance, selling costs and any valuation differences. A previous sale at £165,000 is noted but is not sufficient by itself to establish current market value. No completed comparables or rental evidence were supplied.

Investment Snapshot

Strategy Recommendation

Treat as a potential value-led purchase or owner-occupier opportunity only if the £100,000 Home Report value is independently validated and the legal pack confirms acceptable tenure, title and costs. Do not bid on yield assumptions without rental evidence.

Works Required

No specific defects or refurbishment requirements are evidenced. Allow for inspection, any necessary repairs, redecoration or compliance works only after reviewing the legal pack and property condition.

Rental & Market Context

Potential BRRR Position

Using the stated £100,000 Home Report value as base GDV, a 75% refinance would be approximately £75,000. However, refurbishment costs, Buyer’s Premium, other acquisition costs and finance costs are unknown, so cash left in and equity cannot be calculated reliably. Legal and valuation due diligence is essential.

Buy-to-Let Analysis

BTL cannot be underwritten because no sufficiently specific rental evidence or auctioneer rent estimate was supplied. Gross yield, annual rent and cash flow are therefore unquantifiable. The unspecified Buyer’s Premium and possible additional legal-pack charges further prevent a reliable total-cost assessment.

Flip Analysis

The stated £100,000 Home Report value provides a reference resale value against the £59,000 guide, but no refurbishment budget, selling allowance, buyer premium or other project costs are available. A supported flip surplus and maximum bid cannot therefore be calculated.

Investor Risks & Due Diligence

• Buyer’s Premium amount is unspecified and may materially increase acquisition cost.

• Additional fees may apply under the Articles of Roup and Special Conditions.

• No rental evidence or auctioneer rent estimate is available, preventing BTL yield and cash-flow analysis.

• The £100,000 Home Report value is an estimate rather than a completed sale and may not be achievable on resale.

• Tenure and lease details are not supplied and require legal-pack verification.

• No specific condition or refurbishment information is supplied, so works costs are unknown.

Recommendation

Treat as a potential value-led purchase or owner-occupier opportunity only if the £100,000 Home Report value is independently validated and the legal pack confirms acceptable tenure, title and costs. Do not bid on yield assumptions without rental evidence.

Strategy Rating

Analysis Confidence

The guide price, Home Report value, accommodation and vacant status are supplied, but tenure, condition, rent, buyer premium, additional fees and comparable evidence are absent.