21 Crescent Place, Tenbury Wells, Worcestershire, WR15 8DF

Description

Vacant freehold mid terrace house by order of a Housing Association. Ground floor comprises reception room, kitchen and bathroom; first floor comprises three bedrooms. Front and rear gardens. GIA approximately 73.02 sq m (786 sq ft). The Vendor will not accept offers prior to auction.

Accommodation

Ground Floor: Reception Room, Kitchen, Bathroom. First Floor: Three Bedrooms. Front and rear gardens. GIA approximately 73.02 sq m (786 sq ft).

Location

Located on the north side of Crescent Place. There is a range of shops and amenities in the centre of Tenbury Wells to the north. Ludlow rail station is approximately 11.2 miles to the north west. The A456 is to the north. Shropshire Hills National Landscape to the north.

Tenure / Property Information

Investment Analysis

The supplied completed sales are directly relevant: three freehold terraced houses on Crescent Place sold for £182,000, £190,000 and £200,000 between March 2024 and March 2025. As no sizes, condition or specification are supplied for the comparables, a prudent evidence-based GDV range is £182,000–£200,000, with £190,000 adopted as the base GDV. At the £110,000 guide, the implied headline difference to base GDV is £80,000 before works, fees, finance and selling costs.

Investment Snapshot

Strategy Recommendation

Proceed only subject to satisfactory inspection and legal due diligence. The guide appears materially below the supplied local completed sales, but the absence of condition, cost and rental evidence means the maximum bid should not be set from the current evidence alone.

Works Required

No specific defects or required works are evidenced. A physical inspection, review of legal documents and confirmation of the condition of the kitchen, bathroom, services, gardens and general finishes are required before assigning a refurbishment budget.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

The base GDV supports an indicative 75% refinance figure of £142,500. However, total project cost cannot be calculated because condition, works, buyer costs, finance costs and rent are unsupported. BRRR viability therefore remains unconfirmed and is highly dependent on inspection and auction pricing.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental evidence, auctioneer rent estimate, refurbishment cost, buyer premium, administration charge or other purchase costs are supplied. The property is vacant, so there is no passing rent to assess.

Flip Analysis

Using the £110,000 guide and £190,000 base GDV suggests a headline £80,000 difference before refurbishment, acquisition costs, finance, selling costs and tax. The actual flip surplus cannot be calculated because the required project-cost and selling-cost evidence is absent.

Investor Risks & Due Diligence

• Unknown condition and refurbishment requirements could materially reduce the investment margin.

• No sufficiently specific rental evidence is available, so rental yield and BTL affordability cannot be assessed.

• Buyer premium, administration charge and other possible auction or seller charges are unspecified.

• Comparable sales lack supplied details on size, condition and specification, limiting GDV precision.

• Vacant possession means there is no existing passing rent.

Recommendation

Proceed only subject to satisfactory inspection and legal due diligence. The guide appears materially below the supplied local completed sales, but the absence of condition, cost and rental evidence means the maximum bid should not be set from the current evidence alone.

Strategy Rating

Analysis Confidence

The comparable sales are highly relevant and recent, but there is no condition assessment, rental evidence, EPC, council tax, parking or heating information, and no buyer or administration charges are supplied.