25A Beulah Road, Tunbridge Wells, Kent

Description

A one-bedroom lower ground floor flat located in a sought-after location of Tunbridge Wells, a short distance to the town centre with its comprehensive range of amenities including shops, restaurants, mainline railway station and schools. The property is in need of some refurbishment throughout however, once enhanced, will be ideal for owner occupation or investment.

Accommodation

Lower Ground Floor: Entrance hall, living room, bedroom with en-suite bathroom with W.C., kitchen.

Location

A short distance to Tunbridge Wells town centre with its comprehensive range of amenities including shops, restaurants, mainline railway station and schools.

Tenure / Property Information

Investment Analysis

The supplied completed sales range from £170,000 to £199,956, with the closest evidence at 27 Beulah Road reaching £189,950-£190,000 in 2022. These sales are for nearby leasehold flats, but their size, condition, lease terms and similarity to 25A are not supplied, and the evidence is dated. A cautious evidence-based GDV range is £170,000 to £199,956, with £190,000 used as the base scenario rather than a formal valuation.

Investment Snapshot

Strategy Recommendation

Undertake due diligence and obtain a refurbishment quotation before bidding. Subject to acceptable works, lease and service-charge information, the strongest supported case is a potential BTL or owner-occupier purchase at a price that preserves a margin below the evidence-based GDV.

Works Required

Refurbishment throughout, as described by the auction particulars. The evidence does not identify specific defects, fixtures, finishes or services, so no detailed scope or cost allowance can be supported.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £190,000 base GDV, 75% refinance is approximately £142,500. The refurbishment cost, acquisition fees and total project cost are not supplied, so cash left in and equity cannot be calculated reliably. BRRR viability depends on confirming the works budget, lease terms, service charges and achievable rent.

Buy-to-Let Analysis

The supplied advertised asking rents of £1,050-£1,150 pcm imply annual gross rent of £12,600-£13,800 and a gross yield of approximately 10.08%-11.04% against the £125,000 guide. This excludes refurbishment, acquisition costs, finance, management, voids, maintenance, ground rent and service charges. The rent evidence is asking-rent evidence rather than achieved rent, so net profitability cannot be established.

Flip Analysis

The £170,000-£199,956 completed-sale evidence supports a broad resale scenario, with £190,000 as the base GDV. A flip surplus cannot be calculated because refurbishment, acquisition, selling and other project costs are unsupported. The comparable evidence is also dated and relates to nearby flats rather than a confirmed identical unit.

Investor Risks & Due Diligence

• Refurbishment is required throughout, but the scope and cost are not supplied.

• The lease is leasehold with a £125 per annum ground rent; service-charge and lease-management information is not supplied.

• Auction administration and other non-optional fees may be payable, but amounts are unknown.

• Rental evidence comprises advertised asking rents rather than achieved rents.

• The sold comparables are dated and their size, condition and lease similarity to 25A are not confirmed.

• The property has unallocated parking rather than confirmed allocated parking.

• The EPC is rating D, with no further energy-performance information supplied.

Recommendation

Undertake due diligence and obtain a refurbishment quotation before bidding. Subject to acceptable works, lease and service-charge information, the strongest supported case is a potential BTL or owner-occupier purchase at a price that preserves a margin below the evidence-based GDV.

Strategy Rating

Analysis Confidence

There is useful nearby sold-price and asking-rent evidence, but no measured floor area, detailed condition report, refurbishment budget, service-charge information, buyer fees, achieved rent or fully comparable confirmed sale.