21A Prestbury Drive, Warminster, Wiltshire

Description

A three bedroom maisonette, situated in Warminster, Wiltshire. The accommodation comprises a living room, kitchen, three bedrooms and a bathroom. The property also benefits from a garage.

Accommodation

Entrance Hall; Living Room: 19'2 x 13'8; Kitchen: 12'0 x 9'8; Bedroom One: 15'2 x 9'4; Bedroom Two: 12'5 x 10'5; Bedroom Three: 11'4 x 9'4; Bathroom

Location

Situated in Warminster, Wiltshire.

Tenure / Property Information

Tenure	Leasehold
Occupancy	Vacant
EPC	Current Rating C71
Parking	Garage

Investment Analysis

Same-development leasehold comparables sold for £115,000–£120,000 in 2021, while the guide is £130,000. Indicative GDV scenarios are £115,000 low, £120,000 base and £130,000 high, subject to lease, condition and legal-pack review.

Investment Snapshot

Guide Price	£130,000 (plus fees)
HB Estimated GDV	£120,000
Estimated Monthly Rent	£1,475 pcm
Estimated Annual Rent	£17,700 pa
Gross Yield on Guide	13.6%
Gross Yield on Project Cost	13.5%

Strategy Recommendation

Consider only as a rental if legal-pack, lease and recurring charges support the economics; avoid assuming a profitable flip at the guide.

Works Required

No specific works are evidenced. Allow only for inspection-led works; no refurbishment allowance is included.

Rental & Market Context

HB Estimated Market Rent

£1,475 pcm

Houses to rent in BA12 | OnTheMarket — 3 bed — — Advertised asking rent

£1,475 pcm

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Prestbury Court, Prestbury Drive, Warminster, Wiltshire, Ba12 9lb 2021-09-29 · Flat/Maisonette · Leasehold	£120,000
Prestbury Court, Prestbury Drive, Warminster, Wiltshire, Ba12 9lb 2021-06-09 · Flat/Maisonette · Leasehold	£115,000
Prestbury Court, Prestbury Drive, Warminster, Wiltshire, Ba12 9lb 2015-12-18 · Flat/Maisonette · Leasehold	£105,000
Prestbury Court, Prestbury Drive, Warminster, Wiltshire, Ba12 9lb 2015-09-30 · Flat/Maisonette · Leasehold	£98,000
Prestbury Court, Prestbury Drive, Warminster, Wiltshire, Ba12 9lb 2013-11-19 · Flat/Maisonette · Leasehold	£95,000

Potential BRRR Position

Base Project Cost	£131,200
Base GDV	£120,000
75% Refinance	£90,000
Indicative Cash Left In	£41,200
Equity Before Finance / Tax	£-11,200

At the £130,000 guide, estimated total cost is £131,200 before unknown auction costs. A 75% refinance of the £120,000 base GDV produces £90,000, leaving indicative cash invested of £41,200 before finance and tax.

Buy-to-Let Analysis

Using the advertised £1,475 pcm asking rent, gross yield is approximately 13.62% on the guide and 13.49% including the £1,200 administration charge. Buyer premium, disbursements, service charges, ground rent and finance costs are unknown.

Flip Analysis

The £120,000 base GDV is below the £131,200 guide-plus-known-cost basis. No selling-cost allowance or supported refurbishment budget is available, so a reliable flip surplus cannot be calculated.

Investor Risks & Due Diligence

• Guide exceeds the latest supplied same-development sale evidence.

• Lease length, ground rent and service charges are not supplied.

• Buyer premium and completion disbursements are unknown.

• The rent is an advertised asking rent, not achieved rent.

• No condition survey or refurbishment cost evidence is supplied.

Recommendation

Consider only as a rental if legal-pack, lease and recurring charges support the economics; avoid assuming a profitable flip at the guide.

Strategy Rating

HB Rating

★★☆☆☆

Analysis Confidence

Confidence

Medium

There are relevant same-development sales and one advertised rent, but the lease, condition, service charges, buyer premium, disbursements and exact comparable details are unavailable.