2 Burman Mews, Lynn Road, East Winch, King's Lynn, Norfolk

Description

Impressive five bedroom detached house situated in the popular West Norfolk village of East Winch. Spacious 5 bedroom detached property with double garage and good sized rear garden offering versatile accommodation in the village of East Winch close to King's Lynn. The property is presented in very good condition throughout and is nicely presented with quality oak flooring in many spaces. Offering 3 good-sized reception rooms, large kitchen, separate utility room with access to the double garage, further storage, w.c. and spacious entrance hall on the ground floor. Upstairs the galleried landing gives access to the 5 bedrooms all very generous in size, one with en-suite along with the family bathroom with jacuzzi shower. Within a small development and generous in scale this property offers spacious, well-appointed accommodation, presenting an excellent opportunity for owner-occupiers looking for a substantial family home or investors alike. Viewing is recommended to fully appreciate the accommodation.

Accommodation

Ground floor: Large entrance hall, kitchen, utility room, storage room with door access to the double garage, separate dining room, large living room with interconnecting doors to the third reception room/office. First floor: Galleried landing with access to all five bedrooms and family bathroom. The largest bedroom is above the garage and could provide alternative uses; all other bedrooms have fitted wardrobes, including the master bedroom with ensuite shower room. Outside: Brickweave driveway entrance leading to the integrated double garage, enclosed rear garden with gates to both sides, mostly laid to lawn with patio areas.

Location

In desirable East Winch close to King's Lynn with its mainline train station.

Tenure / Property Information

Tenure	Freehold
EPC	Current Rating C
Council Tax	Band F
Parking	Brickweave driveway and integrated double garage.
Services	Interested parties are requested to make their own enquiries to the relevant authorities as to the availability of services.

Investment Analysis

The strongest evidence is the same property’s completed sale at £475,000 on 30 June 2021. Other same-development detached sales were £385,000 in 2019 and £350,000 in 2008. The £325,000–£350,000 guide is materially below the 2021 sale, but there is no more recent comparable or formal current valuation. £475,000 is therefore used as an indicative base GDV, subject to the age of the evidence.

Investment Snapshot

Guide Price	£325,000 - £350,000 (plus fees)
HB Estimated GDV	£475,000

Strategy Recommendation

Best suited to an owner-occupier seeking a substantial five-bedroom family home. An investment purchase should proceed only after current valuation, rental appraisal, survey and legal-pack review confirm sufficient margin.

Works Required

The property is described as being in very good condition, with no specific refurbishment defects identified. Allow for inspection, testing and any works or maintenance revealed by the survey and legal pack; no works budget can be supported from the supplied evidence.

Rental & Market Context

No sufficiently specific external rental comparable identified.

Sold Comparables

The following completed sales were identified within approximately 5 miles:

1, Burman Mews, East Winch, King'S Lynn, King'S Lynn And West Norfolk, Pe32 1jz 2021-06-30 · Detached · Freehold	£475,000
3, Burman Mews, East Winch, King'S Lynn, King'S Lynn And West Norfolk, Pe32 1jz 2019-04-12 · Detached · Freehold	£385,000
2, Burman Mews, East Winch, King'S Lynn, King'S Lynn And West Norfolk, Pe32 1jz 2011-01-31 · Detached · Freehold	£277,500
3, Burman Mews, East Winch, King'S Lynn, King'S Lynn And West Norfolk, Pe32 1jz 2008-09-08 · Detached · Freehold	£350,000
1, Burman Mews, East Winch, King'S Lynn, King'S Lynn And West Norfolk, Pe32 1jz 2007-05-14 · Detached · Freehold	£380,000

Potential BRRR Position

Base GDV	£475,000
75% Refinance	£356,250

Using the 2021 same-property sale as an indicative £475,000 GDV gives a theoretical 75% refinance of £356,250. However, refurbishment costs, finance costs, total acquisition cost and current rent are unknown, so cash left in and BRRR viability cannot be reliably calculated.

Buy-to-Let Analysis

No sufficiently specific rental evidence or auctioneer rent estimate is supplied, so rent, gross yield and BTL cash flow cannot be established. The five-bedroom layout, double garage and garden may appeal to family tenants, but this is not a supported rental valuation.

Flip Analysis

At the upper guide of £350,000, the known buyer premium and administration charge add £2,340 before any other costs, works or selling costs. The 2021 same-property sale indicates potential value headroom, but the evidence is dated and no supported works or resale-cost allowance is available; a reliable flip surplus cannot therefore be calculated.

Investor Risks & Due Diligence

• The principal same-property comparable completed in June 2021 and may not represent current market value.

• No sufficiently specific rental evidence or passing rent is supplied, preventing a reliable yield assessment.

• Refurbishment and maintenance costs are not quantified despite the property being sold by auction.

• Special-condition disbursements, search fees, seller-cost reimbursement, legal fees or transfer fees may be payable under the legal pack.

• The buyer premium and administration charge are payable in addition to the purchase price.

Recommendation

Best suited to an owner-occupier seeking a substantial five-bedroom family home. An investment purchase should proceed only after current valuation, rental appraisal, survey and legal-pack review confirm sufficient margin.

Strategy Rating

HB Rating

★★★☆☆

Analysis Confidence

Confidence

Medium

The property description, tenure, guide and fees are clear, and there is a same-property completed sale, but the key valuation evidence dates from 2021 and there is no supported rent, current comparable evidence, works budget or full cost information.