22 Station Road, Wimborne, BH21 1RG

Description

A three storey semi-detached building which is currently arranged as 1 x 1 bed and 1 x 2 bed flat in a highly sought after residential location. The property is presented in clean decorative order and benefits from off-street parking and two garages. With potential to reconfigure to a single unit (subject to requisite consents). Sold with vacant possession.

Accommodation

Ground Floor - Living Room, Bedroom, Bathroom, Kitchen. First Floor - Bedroom, Living Room, Bathroom, Kitchen. Second Floor - Bedroom, En-Suite.

Location

The property is located on Station Road close to the junction for Poole Road. Local amenities can be found on Leigh Road, East Street and West Street. Recreational amenities of Ferndown Forest Golf Club, Canford Park and Broadstone Golf Course are all easily accessible. Transport Poole - National Rail.

Tenure / Property Information

Investment Analysis

The supplied completed sales on Station Road range from £380,000 to £515,000 for comparable semi-detached freehold properties, with the most recent comparable at £395,000 in October 2023. The subject sold for £330,000 in 2019. Given the limited detail on comparable size, condition and configuration, £395,000 is used as an indicative base GDV only; it is not a formal valuation. A low evidence-based scenario is £380,000 and a high scenario is £515,000.

Investment Snapshot

Strategy Recommendation

Proceed only after legal and planning review confirms the existing two-flat arrangement and any proposed reconfiguration, and after obtaining independent refurbishment and rental appraisals. On the supplied evidence alone, neither BTL, BRRR nor flipping can be underwritten confidently.

Works Required

No specific defects or refurbishment requirements are evidenced; the property is described as being in clean decorative order. Any works should be limited to verified requirements following inspection. Reconfiguration from two flats into one unit is identified as a possibility but is subject to requisite consents and should not be assumed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the indicative base GDV of £395,000, a 75% refinance would be approximately £296,250. Total acquisition, works, finance and other costs cannot be calculated because buyer fees, refurbishment costs and finance assumptions are absent. The refinance therefore cannot be compared reliably with total project cost or equity required.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental evidence, auctioneer rent estimate, operating costs or property compliance information is supplied. The building is vacant and currently arranged as one one-bedroom flat and one two-bedroom flat, but the legality and compliance of that arrangement are not evidenced.

Flip Analysis

A resale surplus cannot be calculated reliably. The evidence supports an indicative base GDV of £395,000, but refurbishment, acquisition, finance, selling and other project costs are unavailable. The £515,000 comparable may not be directly comparable because its size, condition and configuration are not supplied.

Investor Risks & Due Diligence

• The existing arrangement as one one-bedroom flat and one two-bedroom flat may require verification of planning, building regulation and other consents.

• Potential reconfiguration to a single unit is expressly subject to requisite consents.

• No specific rental evidence or auctioneer rent estimate is available, so rental yield cannot be established.

• No buyer premium, administration charge or other auction fees are supplied.

• No EPC, council tax or heating information is supplied.

• Comparable sale prices vary materially and the comparable properties' size, condition and configuration are not provided.

• Refurbishment and project costs cannot be estimated from the supplied description alone.

Recommendation

Proceed only after legal and planning review confirms the existing two-flat arrangement and any proposed reconfiguration, and after obtaining independent refurbishment and rental appraisals. On the supplied evidence alone, neither BTL, BRRR nor flipping can be underwritten confidently.

Strategy Rating

Analysis Confidence

Completed sales and the guide price are supplied, but there is no rental evidence, EPC, council tax, heating information, buyer fees, refurbishment budget, planning or compliance documentation.