23 West Street Stanwick, Wellingborough, Northamptonshire, NN9 6QY

Description

A two bedroom character cottage offered for sale with vacant possession. Ideal for an end user or investor with an estimated rental income of £900pcm (£10,800 per annum), reflecting 8.3% gross yield on the guide price.

Accommodation

Living/dining room with cast-iron fireplace, fitted kitchen, two bedrooms and a ‘Jack and Jill’ bathroom. The ground floor includes an entrance hallway, living area and kitchen. The first floor includes a bathroom, one double bedroom with built-in wardrobes and one single bedroom.

Location

Well located within Stanwick village, close to local amenities and Stanwick Lakes & Rushden Lakes. The listing states this supports strong ongoing tenant demand and the potential for short-term rental options.

Tenure / Property Information

Investment Analysis

The supplied sold comparables range from £140,000 to £305,000, but they are detached or terraced properties and no bedroom counts, sizes or condition details are provided. They do not support a reliable GDV for this two-bedroom character cottage. The £125,000–£145,000 guide range is the most relevant supplied pricing evidence; the midpoint is £130,000. No independent rental comparable is available.

Investment Snapshot

Strategy Recommendation

Potential buy-to-let acquisition only if the £900 pcm rent is independently validated and survey, legal and auction-cost checks are satisfactory. Do not bid on an assumed BRRR or flip uplift.

Works Required

No specific refurbishment works are evidenced in the listing. Allow for inspection and any necessary repairs, decoration or compliance work only after a survey and legal review; no numeric works allowance is supportable from the supplied evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed reliably because no supported GDV, refurbishment budget or refinance valuation is available. The property is vacant, but the supplied evidence does not establish a value uplift or refinance capacity.

Buy-to-Let Analysis

At the £130,000 midpoint of the guide, the auctioneer's estimated £900 pcm rent produces £10,800 per annum and an 8.3% gross yield before finance, management, maintenance, voids, tax and acquisition costs. This is an auctioneer estimate rather than achieved rent, with no sufficiently specific external rental comparable identified. BTL appears potentially viable on the headline yield, subject to rent validation, inspection and full cost review.

Flip Analysis

A flip appraisal cannot be supported. The comparables are not sufficiently matched to the cottage and no refurbishment budget, selling costs or reliable GDV is supplied. The guide midpoint alone does not evidence a resale margin.

Investor Risks & Due Diligence

• The £900 pcm rent is an auctioneer estimate, not a passing or achieved rent.

• The supplied sold comparables are detached or terraced properties with insufficient size, bedroom and condition information for a reliable valuation.

• Condition and refurbishment requirements are not evidenced.

• Buyer premium and administration charges total £3,600, with further possible search, seller-cost, legal and transfer charges unspecified.

• Allocated parking is only for a small vehicle.

• Council tax and heating details are not supplied.

Recommendation

Potential buy-to-let acquisition only if the £900 pcm rent is independently validated and survey, legal and auction-cost checks are satisfactory. Do not bid on an assumed BRRR or flip uplift.

Strategy Rating

Analysis Confidence

The listing provides tenure, occupancy, accommodation and an estimated rent, but there are no suitable external rental comparables, no condition or works evidence, incomplete property-cost information and no directly comparable two-bedroom cottage sales.