27 Glenbrook Grove, Sittingbourne, Kent

Description

Vacant freehold end terrace house with a reception room, kitchen, bathroom, three bedrooms, front and rear gardens, and GIA approximately 67.26 sq m (724 sq ft). The vendor will not accept offers prior to auction.

Accommodation

Ground floor: reception room, kitchen and bathroom. First floor: three bedrooms. Front and rear gardens. GIA approximately 67.26 sq m (724 sq ft).

Location

Located on the north side of Glenbrook Close. The shops, restaurants and bars of Sittingbourne are to the south east. Sittingbourne rail station is approximately 1 mile to the south east. The A249 is to the west. Milton Creek Country Park is to the east.

Tenure / Property Information

Investment Analysis

Same-street completed sales provide limited evidence: £220,000 for No. 4 in November 2023 and £262,000 for No. 22 in October 2021. Older sales range from £99,995 to £141,000. The comparables do not provide bedroom count, floor area or condition, while the subject's condition is not evidenced. A provisional base GDV of £240,000 is therefore derived between the two more recent sales, with a supported indicative range of £220,000–£262,000. This is not a formal valuation.

Investment Snapshot

Strategy Recommendation

Potential BTL or light-value-add purchase only if inspection confirms acceptable condition and the total acquisition cost remains compatible with the rental return. Do not rely on the guide or provisional GDV without confirming works and fees.

Works Required

No specific defects or required works are evidenced. A physical inspection, contractor quotation and confirmation of statutory compliance are required before allocating a refurbishment budget.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the provisional £240,000 base GDV, 75% refinancing would be £180,000. However, refurbishment costs, acquisition charges, finance costs and the property's actual condition are unknown, so total project cost and cash left in cannot be calculated. The strategy requires inspection and costed works before bidding.

Buy-to-Let Analysis

The only rental evidence is an advertised, not achieved, asking rent of £1,100 pcm, equating to £13,200 annually. Against the £140,000 guide, the gross yield is approximately 9.43% before works, finance, taxes, insurance, maintenance, voids and other costs. A true yield on total cost cannot be established because refurbishment costs, buyer charges and other fees are not supplied.

Flip Analysis

The provisional resale value range is £220,000–£262,000 based on limited same-street completed sales. No refurbishment budget, acquisition fees, selling allowance or finance costs are supplied, so a reliable flip surplus cannot be calculated.

Investor Risks & Due Diligence

• The property's condition and any required refurbishment are not evidenced.

• The £1,100 pcm figure is an advertised asking rent rather than achieved rent or passing rent.

• Comparable sales lack bedroom, floor-area and condition details and show a wide price range.

• Buyer, administration, seller and third-party charges are not supplied.

• Vacant possession creates potential void and letting risk until a tenant is secured.

Recommendation

Potential BTL or light-value-add purchase only if inspection confirms acceptable condition and the total acquisition cost remains compatible with the rental return. Do not rely on the guide or provisional GDV without confirming works and fees.

Strategy Rating

Analysis Confidence

There are two relatively recent same-street completed sales and one rental asking-rent indicator, but comparable property details, current condition, refurbishment costs, EPC, council tax, parking, heating and buyer/admin fees are absent.