22 Grove Street, Wantage, Oxfordshire OX12 7AA

Description

A most attractive, grade ii listed, double fronted character property, conveniently situated in the town centre. The property benefits from spacious rooms, exposed beams, fireplaces, sash windows and a courtyard garden.

Accommodation

Ground Floor: Entrance hall, sitting room with fireplace, kitchen / dining room. First Floor: Landing, 3 bedrooms, bathroom.

Location

Conveniently situated in the town centre of Wantage.

Investment Analysis

The supplied completed sales show a wide range on Grove Street: £295,000 for 28A in October 2025 and £430,000 for The White House in February 2025, with older sales between £175,000 and £332,000. However, the evidence does not establish floor area, condition, tenure, parking, specification or direct comparability with 22 Grove Street. The Grade II listed status and character features may affect both value and works, but no formal valuation or reliable GDV range can be supported. The £175,000+ guide is not evidence of market value.

Investment Snapshot

Strategy Recommendation

Do not bid on yield or flip assumptions at this stage. Proceed only after reviewing the legal pack, confirming tenure and special-condition fees, obtaining a listed-building-aware survey and establishing a supported resale or rental valuation.

Works Required

No specific defects or refurbishment requirements are evidenced. Allow only for inspection-led repairs and any listed-building compliance works identified by the survey and legal pack; no works budget can be quantified from the supplied information.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR analysis cannot be established. A refinance value, refurbishment budget, finance costs and compliant post-works condition are unknown. The Grade II listed status may require additional consent or specialist works, but no specific requirements are evidenced.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental evidence, auctioneer rent estimate, EPC, operating costs or confirmed tenure is supplied. The character layout and town-centre location are described, but achievable rent remains unsupported.

Flip Analysis

A flip appraisal cannot be reliably calculated. Although nearby completed sales range from £295,000 to £430,000 in 2025, the comparables are not sufficiently specific to establish a resale value for this property, and works, selling costs, tenure and condition are unknown.

Investor Risks & Due Diligence

• Grade II listed status may constrain alterations and require listed-building consent, but the legal position is not supplied.

• Tenure, occupancy and lease information are absent.

• Condition and any refurbishment requirement are unknown.

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

• The completed sales vary materially in price and do not establish a reliable valuation for this property.

• Additional fees may be stated in the Special Conditions of Sale.

• At the £175,000 guide, the stated £2,700 buyer premium produces a known guide-plus-premium outlay of £177,700 before other costs, deposit mechanics, works and any additional fees.

Recommendation

Do not bid on yield or flip assumptions at this stage. Proceed only after reviewing the legal pack, confirming tenure and special-condition fees, obtaining a listed-building-aware survey and establishing a supported resale or rental valuation.

Strategy Rating

Analysis Confidence

The evidence includes a guide price, one buyer premium and several nearby completed sales, but omits tenure, condition, floor area, EPC, rent, costs, legal-pack details and a quantified works requirement.