24-26 Bond Street, Hingham, Norwich, Norfolk

Description

Two terrace houses arranged as one spacious three bedroom cottage. This charming three bedroom end terrace period cottage extends to around 77 sq/m. It was built in the 1800's to house local forge workers. It lies within a conservation area, however is not listed. Originally two terrace houses, it was converted into one house around twenty years ago. It has a wealth of period features including an inglenook and wooden doors. It has been in the same ownership for around 40 years and requires modernisation. This distinctive period property combines character, comfort, and charm in the heart of the sought after village of Hingham. On instruction of power of attorneys.

Accommodation

Ground floor: Entrance lobby, sitting room, living room, kitchen, garden room, wet room. First floor: Landing, two / three bedrooms, bathroom, shower room. Outside: Mature South West facing rear cottage style garden, patio area and two brick-built storage sheds.

Location

Located in the heart of the sought after village of Hingham, within a conservation area. The property is not listed.

Tenure / Property Information

Investment Analysis

Same-street completed sales range from £110,000 to £162,000, with the most recent comparable at £110,000 in May 2025 and another at £162,000 in January 2024. A base GDV of £162,000 is used, subject to the property's modernisation requirement, bedroom-description inconsistency and limited comparable evidence.

Investment Snapshot

Strategy Recommendation

Proceed only after confirming condition, works costs, legal-pack charges and resale assumptions. The guide offers limited apparent margin before refurbishment and transaction costs.

Works Required

Modernisation is required, but the supplied evidence does not specify the scope or cost. A building survey and legal-pack review are needed, particularly given the period construction, conservation-area location and EPC F rating.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £150,000 guide, the known buyer premium and admin charge bring the purchase figure to £152,160 before works and other possible disbursements. A 75% refinance of the base GDV is estimated at £121,500, but total project cost and cash left in cannot be calculated without a supported works budget and full fees.

Buy-to-Let Analysis

BTL yield cannot be established reliably. The only rental evidence is an advertised £1,300 pcm for a two-bedroom property in NR2, which is not sufficiently comparable to this Hingham cottage and is not an achieved rent.

Flip Analysis

The base GDV is estimated at £162,000 against a £150,000 guide, leaving only £12,000 before the £2,160 known buyer/admin charges, refurbishment, finance, selling costs and possible disbursements. A reliable flip surplus cannot be calculated.

Investor Risks & Due Diligence

• Modernisation scope and cost are unspecified.

• EPC rating is F.

• The property is in a conservation area, potentially affecting works.

• The description states three bedrooms while the property data states two.

• Special-condition disbursements and other purchaser costs remain unknown.

• Rental evidence is geographically and specification-wise weak.

Recommendation

Proceed only after confirming condition, works costs, legal-pack charges and resale assumptions. The guide offers limited apparent margin before refurbishment and transaction costs.

Strategy Rating

Analysis Confidence

There are several same-street completed sales, but condition, works cost, achieved rent, full fees and the property's effective bedroom configuration are not sufficiently evidenced.