25 Kent End, Ashton Keynes, Swindon, Wiltshire

Description

3 Bedroom semi-detached house in need of modernisation in popular Cotswold village. Ideal investment or first time buy.

Accommodation

Ground floor: entrance hall, living room, kitchen/dining room, rear porch and utility/WC. First floor: landing, 3 bedrooms and a bathroom. The property has double glazing and oil heating. The front of the property has a large driveway providing parking for several cars. Patio garden to the rear of the house with garden shed, further lawn area with mature shrubs.

Location

Popular Cotswold village.

Tenure / Property Information

Investment Analysis

The only recent comparable is 27 Kent End, a semi-detached freehold property sold for £420,000 in December 2023. This is a nearby same-street comparable, but its condition and specification are not supplied, so no adjustment for the subject property's stated need for modernisation can be supported. The older Kent End sales are materially less current and are not reliable indicators of present value. Base GDV is therefore estimated at £420,000, with no evidence-supported low or high scenario.

Investment Snapshot

Strategy Recommendation

Do not bid or select a strategy until the guide price, tenure, legal pack, inspection findings, refurbishment quotations and acquisition costs are available. Subject to those checks, compare the modernisation cost against the £420,000 indicative GDV and verify achievable rent rather than relying on the asking-rent evidence.

Works Required

Modernisation of the existing house, subject to inspection and quotations. The evidence does not identify specific defects or support a priced schedule of works.

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. The indicative refinance amount at 75% of the £420,000 base GDV is £315,000, but the purchase price, refurbishment budget, buyer costs and finance costs are unavailable. Modernisation is stated but not quantified, so cash required and post-refinance equity cannot be calculated.

Buy-to-Let Analysis

The available rental evidence is a £1,700 pcm advertised asking rent for a three-bedroom property in Wiltshire, equivalent to £20,400 annually. Against the £420,000 indicative GDV this represents approximately 4.86% gross yield, before finance, tax, voids, management, maintenance and insurance. Acquisition yield cannot be established because the guide price and purchase costs are absent. The rent is an asking rent, not an achieved or passing rent.

Flip Analysis

A flip surplus cannot be calculated because there is no guide or purchase price, no refurbishment budget, no buyer or selling costs, and no supported selling allowance. The £420,000 base GDV is based on one same-street sale whose condition is unknown and should not be treated as a formal valuation.

Investor Risks & Due Diligence

• The property is stated to need modernisation, but the extent and cost of work are unknown.

• The £420,000 GDV relies on one comparable sale with no supplied condition or specification details.

• The £1,700 pcm figure is an advertised asking rent rather than an achieved or passing rent.

• Guide price, buyer premium, administration charge and other auction costs are not supplied.

• Tenure and lease information are not supplied.

• Oil heating may create additional running, servicing or replacement considerations, but no condition information is provided.

Recommendation

Do not bid or select a strategy until the guide price, tenure, legal pack, inspection findings, refurbishment quotations and acquisition costs are available. Subject to those checks, compare the modernisation cost against the £420,000 indicative GDV and verify achievable rent rather than relying on the asking-rent evidence.

Strategy Rating

Analysis Confidence

A recent same-street sale and one advertised rental provide useful directional evidence, but guide price, tenure, fees, condition detail, refurbishment costs, legal information and achieved rent are missing.