26A & 26B High Street, Histon, Cambridge, CB24 9JD

Description

Two residential dwellings situated on a site measuring approximately 1,575 sq m (16,953 sq ft). Pre-application advice explicitly recommends a four dwelling development, subject to obtaining all relevant consents.

Accommodation

26A: Ground floor with two reception rooms, kitchen, three bedrooms (one with en-suite), bathroom and separate WC. 26B: Ground floor with reception room, kitchen/diner, two bedrooms (one with en-suite), bathroom and utility room.

Location

The site is situated on a residential road close to local shops and amenities. The open spaces of Homefield Park are within easy reach. Transport links are provided by the A14.

Tenure / Property Information

Investment Analysis

The guide is £775,000+ plus fees. Sold evidence for High Street ranges from £595,000 to £1,650,000, but dates, property sizes, condition and development characteristics vary substantially. No sufficiently reliable current GDV can be established. The four-dwelling potential is subject to obtaining all relevant consents.

Investment Snapshot

Strategy Recommendation

Proceed only after full legal, planning, valuation and development-cost due diligence. Do not rely on the four-dwelling advice as an achieved planning consent.

Works Required

Obtain and implement all required planning and other consents for the advised four-dwelling development, followed by design, construction and any necessary adaptation of the existing two dwellings. The evidence does not establish a refurbishment scope or condition.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR cannot be quantified without a supported post-works GDV, works budget, rental evidence and finance assumptions. Four-dwelling development potential is explicitly subject to obtaining all relevant consents.

Buy-to-Let Analysis

BTL returns cannot be established because no sufficiently specific rental evidence, auctioneer rent estimate, operating costs or property condition information is supplied. The asset comprises two residential dwellings, but tenure and occupancy details beyond freehold are not provided.

Flip Analysis

A flip appraisal cannot be quantified. Although four-dwelling development is recommended by pre-application advice, no consent, build-cost evidence, unit specification, current GDV or selling allowance is supplied.

Investor Risks & Due Diligence

• Four-dwelling development remains subject to obtaining all relevant consents.

• No current, sufficiently comparable GDV evidence is available.

• No refurbishment or construction cost evidence is supplied.

• No sufficiently specific rental evidence is available.

• Additional disbursements and other purchaser costs may be payable under the legal pack.

• The sold comparables vary materially in price and completion date, limiting direct comparison.

Recommendation

Proceed only after full legal, planning, valuation and development-cost due diligence. Do not rely on the four-dwelling advice as an achieved planning consent.

Strategy Rating

Analysis Confidence

The address, guide, tenure, existing accommodation, pre-application advice and several sold comparables are supplied, but there is no current GDV evidence, rental evidence, condition report, works budget, consent or complete fee schedule.