25 Windsor Road, Bournemouth, Dorset

Description

A terraced building arranged over four floors comprising 2 x self-contained one bedroom flats and 4 x bedsits. In need of modernisation. Benefiting from an HMO licence and a communal rear garden. Well located for the local and recreational amenities of Bournemouth. Currently producing £21,160 per annum, plus vacant possession of Flat 1, Room 3 and Room 6.

Accommodation

Lower Ground Floor - Flat 1 - Bedroom, Living Area, Kitchen, Shower/W.C. Ground Floor - Flat 2 - Bedroom, Living Area, Kitchen, Shower/W.C. First Floor - Flat 3 Living Area/Kitchen, Flat 4 Living Area, Communal Bathroom / W.C. Second Floor - Flat 5 Living Area, Flat 6 Living Area.

Location

Located in Boscombe on Windsor Road, accessed off Cecil Road. Local amenities can be found on Christchurch Road, Sovereign Shopping Centre and Holdenhurst Road. Recreational amenities of Boscombe Beach, Queens Park Golf Course and Meyrick Park are easily accessible. Transport: Bournemouth National Rail.

Tenure / Property Information

Investment Analysis

The supplied sold comparables on Windsor Road range from £370,000 to £510,000 for terraced freehold properties, with the most recent supplied sales at £381,600 in September 2021 and £450,000 in March 2022. However, no floor area, bedroom count for the comparables, condition detail, or valuation adjustment evidence is provided. A reliable GDV range cannot therefore be established. The £270,000 guide is below the supplied comparable prices but is not a valuation and excludes an unspecified buyer fee; VAT and other seller charges may also apply.

Investment Snapshot

Strategy Recommendation

Proceed only as a due-diligence-led income investment if the tenancy schedule, HMO documentation, condition and full costs support the guide price. Do not rely on the supplied comparables to justify a refurbishment or flip strategy without a professional valuation and detailed works budget.

Works Required

Modernisation of the four-floor terraced building and its accommodation is indicated, but the evidence does not specify particular defects, services, fixtures, compliance works or the required refurbishment budget. Confirm the condition, HMO licensing requirements, communal areas and vacant units before bidding.

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 refurbishment costs, a supported post-works GDV, finance costs and buyer charges are unavailable. The existing income is a positive starting point, but the partly occupied status, vacant units and missing tenancy schedule create material underwriting uncertainty. Refinance proceeds cannot be calculated without a supported GDV.

Buy-to-Let Analysis

The stated current income is £21,160 per annum, producing a simple gross yield of approximately 7.84% against the £270,000 guide, before finance, operating costs, refurbishment, fees and tax. The property is partly occupied and Flat 1, Room 3 and Room 6 are vacant. The referenced tenancy schedule is not supplied, so passing rents, lease terms and income security cannot be verified. The £750 pcm five-bed listing is an advertised asking rent and is not sufficiently comparable to establish the subject property's achievable rent.

Flip Analysis

A flip appraisal cannot be quantified. Although supplied Windsor Road sales provide broad market context, they do not establish an adjusted GDV for this four-floor, partly occupied, HMO-licensed building. Refurbishment costs, selling costs and a reliable resale value are unavailable, so any projected surplus would be speculative.

Investor Risks & Due Diligence

• Partly occupied property with vacant possession only stated for Flat 1, Room 3 and Room 6.

• Tenancy schedule is referred to but not provided, preventing verification of occupiers, rents, terms and arrears position.

• The building is in need of modernisation, but no quantified works scope or cost is supplied.

• Buyer fee is unspecified; VAT may apply and other seller charges may arise under the Special Conditions of Sale.

• The available rental evidence is an advertised £750 pcm asking rent for a five-bed property and is not directly comparable to the subject's mixed flats-and-bedsits accommodation.

• HMO licence is stated, but licence details and any associated conditions or compliance requirements are not provided.

Recommendation

Proceed only as a due-diligence-led income investment if the tenancy schedule, HMO documentation, condition and full costs support the guide price. Do not rely on the supplied comparables to justify a refurbishment or flip strategy without a professional valuation and detailed works budget.

Strategy Rating

Analysis Confidence

The evidence confirms tenure, accommodation, HMO licence, current income, occupancy position and some local sold comparables, but omits the tenancy schedule, floor area, EPC, condition specification, refurbishment costs, buyer fee, admin charges and a directly comparable rental or GDV assessment.