22 Eaton Court, Trent Road, Nuneaton, Warwickshire

Description

Well presented, 2 bedroom first floor apartment with open plan living area plus allocated parking space. Leasehold with 107 years remaining. Ideal investment opportunity, less than 0.5 miles from Nuneaton train station and town centre.

Accommodation

First floor: Hallway; Lounge/Kitchen: 15ft 7 in x 12 ft 3 in; Bedroom 1: 12 ft 3 in x 9 ft; Bedroom 2: 10 ft x 9 ft 4 in; Bathroom. Outside: allocated parking.

Location

Less than 0.5 miles from Nuneaton train station and town centre.

Tenure / Property Information

Investment Analysis

Recent same-development sales were £80,000 and £90,000 in 2026. Older sales were £120,000–£127,000. A cautious base GDV of £90,000 is used, with £80,000 low and £120,000 high scenarios.

Investment Snapshot

Strategy Recommendation

Potential BTL at the guide, subject to confirming service charge, ground rent, legal-pack costs and achievable rent. Avoid relying on a flip or BRRR strategy without a materially lower purchase price.

Works Required

No specific works are supported by the evidence; the property is described as well presented. No refurbishment allowance is included.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the guide plus the stated £1,560 buyer premium and £1,200 administration charge, the known base cost is £84,760, excluding other possible charges. A 75% refinance at the £90,000 base GDV would provide £67,500, leaving an indicative £17,260 unrecovered before finance, tax and unknown leasehold costs.

Buy-to-Let Analysis

At the £82,000 guide, advertised rental evidence of £725–£895 pcm implies gross yields of approximately 10.6%–13.1%. Using £895 pcm, annual rent is £10,740 and gross yield on the guide is 13.1%. Service charge and ground rent are unknown, and rents are asking rather than achieved figures.

Flip Analysis

Using a £90,000 base GDV against the £84,760 guide-plus-known-fees cost gives only £5,240 before selling costs, finance, tax and any works. The evidence does not support a reliable flip surplus.

Investor Risks & Due Diligence

• Service charge and ground rent are not supplied.

• Other auction, legal and seller-cost reimbursements may apply.

• Rental evidence comprises advertised asking rents, not achieved rents.

• Recent comparable sales range from £80,000 to £90,000, while older sales are materially higher.

• Refinance valuation may not support the base GDV assumption.

Recommendation

Potential BTL at the guide, subject to confirming service charge, ground rent, legal-pack costs and achievable rent. Avoid relying on a flip or BRRR strategy without a materially lower purchase price.

Strategy Rating

Analysis Confidence

There are recent same-development sales, rental asking evidence and stated auction fees, but leasehold charges, other costs, achieved rent and condition beyond the description are unknown.