2 Norton Hall Farm Bungalows, Daventry Road, Norton, Daventry, Northamptonshire NN11 2NF

Description

The property is accessed via Norton Hall Farm, the site is overgrown and the bungalow requires complete modernisation. The accommodation could easily be reconfigured to create a 3 bedroom / 2 bathroom layout. A rare opportunity to create a fine home in a private location, with the amenities of Norton Village nearby.

Accommodation

Ground Floor: Front door to entrance portico, spacious open plan living room, kitchen, bathroom, 2 large bedrooms, large shower room, utility room. Outside: Large plot, detached garage.

Location

Private location with the amenities of Norton Village nearby.

Tenure / Property Information

Investment Analysis

The £95,000 guide is supported only as the auction guide, not as market value. The only same-property comparable is a 1995 sale at £80,000, which is too historic to support a current valuation. The other Daventry Road comparables are materially different detached houses and are not reliable evidence for this bungalow. No supported GDV can therefore be established. The 1.8% buyer premium would be £1,710 at the guide, but the stated £3,600 minimum applies, before any unknown special-condition fees.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence alone. Proceed only after a full survey, confirmed tenure and legal pack review, detailed refurbishment quotations, and evidence-based resale or rental valuations.

Works Required

Complete modernisation as described, with the potential—subject to design, approvals and feasibility—to reconfigure the existing accommodation into three bedrooms and two bathrooms. A detailed survey and contractor specification are required before costing.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment is not supportable because there is no evidence-based GDV, refurbishment budget, rent, or refinance valuation. The £95,000 guide plus the minimum £3,600 buyer premium would already be £98,600 before works and other costs, but total project cost remains unknown.

Buy-to-Let Analysis

BTL cannot be underwritten from the supplied evidence. No sufficiently specific rental comparable or auctioneer rent estimate is provided, and the complete-modernisation requirement means the post-works rental condition is unknown. Yield and maximum bid cannot be calculated.

Flip Analysis

A flip surplus cannot be calculated. The available sold evidence comprises a historic sale of this property and materially different detached houses, with no supported current GDV. Works are described as complete modernisation but have not been costed, and any selling allowance is unknown.

Investor Risks & Due Diligence

• Complete modernisation is required, but no refurbishment budget or specification is supplied.

• The suggested three-bedroom/two-bathroom reconfiguration is only described as a possibility and is not confirmed as feasible or approved.

• No sufficiently specific rental evidence or auctioneer rent estimate is available.

• No reliable current GDV is supported by the supplied comparables.

• Access is via Norton Hall Farm, whose site is described as overgrown.

• Tenure, occupancy and lease information are absent.

• Additional fees may be listed in the Special Conditions of Sale and are not quantified.

Recommendation

Do not bid on the current evidence alone. Proceed only after a full survey, confirmed tenure and legal pack review, detailed refurbishment quotations, and evidence-based resale or rental valuations.

Strategy Rating

Analysis Confidence

The guide price, buyer-premium terms, accommodation and broad condition are supplied, but tenure, occupancy, lease information, EPC, rent, refurbishment costs, GDV and special-condition fees are absent. The comparables are insufficiently similar or historic.