2 Brookmans Farm Cottages Low Road, Harwich, Essex, CO12 3TT

Description

Situated in a sought-after location just a short distance from Dovercourt seafront, this well-presented three-bedroom semi-detached home also benefits from a one-bedroom annexe. The main house offers a modern fitted kitchen, spacious lounge, conservatory, family bathroom, and three well-proportioned bedrooms. The annexe comprises its own kitchen, lounge, bedroom, and shower room, making it ideal for extended family, guests, or potential rental use. Outside, the property boasts a generous rear garden with an outbuilding and ample off-road parking for several vehicles.

Accommodation

Main house: modern fitted kitchen, spacious lounge, conservatory, family bathroom and three bedrooms. Annexe: kitchen, lounge, bedroom and shower room. Generous rear garden with an outbuilding.

Location

Situated in a sought-after location a short distance from Dovercourt seafront.

Tenure / Property Information

Investment Analysis

The only supplied completed sale is the same property at £65,000 in April 1997, which is too historic to support a current GDV or market value. The £190,000 auction guide is not a formal valuation. No current comparable sales, rental evidence or auctioneer rent estimate has been supplied.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence alone. Obtain an independent current valuation, inspect both the house and annexe, review the EPC recommendations and verify the annexe's legal and practical use before setting a maximum bid.

Works Required

No specific defects or refurbishment scope are evidenced. The EPC rating of F indicates that the EPC recommendations should be reviewed and costed, alongside inspection of the main house, annexe, outbuilding, garden and services before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR analysis cannot be completed without supported current GDV, rent and refurbishment costs. At the £190,000 guide, the stated buyer premium and administration charge alone bring the known acquisition figure to £192,880 before any other costs, works or finance. Refinance capacity cannot be calculated without a supported GDV.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. The annexe may offer additional accommodation potential, but no achieved or advertised rent is evidenced. Any assessment should also account for the £1,680 buyer premium, £1,200 administration charge and other possible auction costs.

Flip Analysis

A flip surplus cannot be calculated. The 1997 same-property sale is too historic to establish resale value, while no current GDV, refurbishment allowance or supported selling-cost allowance is available. The EPC F rating and unquantified condition create additional uncertainty.

Investor Risks & Due Diligence

• No current comparable sales support the £190,000 guide or a resale value.

• No sufficiently specific rental evidence is available, so rental yield cannot be established.

• The property has an EPC rating of F and the cost of any required energy improvements is unknown.

• The annexe's legal, planning and rental position is not evidenced.

• Buyer premium, administration charge and other possible auction costs reduce returns and are not fully quantified.

Recommendation

Do not bid on the current evidence alone. Obtain an independent current valuation, inspect both the house and annexe, review the EPC recommendations and verify the annexe's legal and practical use before setting a maximum bid.

Strategy Rating

Analysis Confidence

The evidence confirms the property description, tenure, guide and auction charges, but lacks current comparable sales, rental evidence, condition detail, refurbishment costs and a supported GDV.