28 Beech Road, Rochester, Kent

Description

A Four Bedroom Semi Detached House Subject to a Periodic Tenancy Producing £30,000 Per Annum. The property comprises a four bedroom semi detached house arranged over ground and first floors. By Order of the LPA Receivers.

Accommodation

Ground Floor: Reception Room, Kitchen, WC. First Floor: Four Bedrooms (One with En-Suite), Bathroom. Exterior: Off street parking and rear garden.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Laburnum Road Recreation Ground are within easy reach. Transport links are provided by Strood rail station.

Tenure / Property Information

Investment Analysis

The five supplied Beech Road sales range from £196,000 to £310,000. The subject itself sold for £196,000 in June 2024, while another Beech Road semi-detached house sold for £270,000 in January 2024. Bedroom counts and condition for the comparables are not supplied, so the £270,000 base GDV is indicative only. A supported evidence range is £196,000 to £310,000. The £300,000+ guide is above the subject's latest recorded sale and near the upper end of the supplied evidence.

Investment Snapshot

Strategy Recommendation

Treat as an income-led BTL only if the £30,000 annual rent and tenancy are fully verified and the legal pack is satisfactory. The guide appears high against the subject's latest £196,000 sale and leaves limited refinance or resale margin; avoid bidding at or materially above guide without further evidence.

Works Required

No specific defects or refurbishment works are identified in the supplied evidence. Verify condition, tenancy documentation, EPC-related requirements and all legal-pack matters before bidding; no refurbishment allowance has been assumed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the indicative £270,000 base GDV, 75% refinancing equates to £202,500. Against the guide and known £1,800 administration charge, indicative cash left in is £99,300 before the unspecified buyer premium, other costs, finance costs and any works. The supplied evidence therefore does not support a compelling BRRR outcome at the guide.

Buy-to-Let Analysis

The stated periodic-tenancy income is £30,000 per annum, equivalent to £2,500 pcm, producing a 10.00% gross yield on the £300,000 guide and 9.94% on the £301,800 purchase price plus stated administration charge. This excludes the unspecified buyer premium, disbursements and other possible fees. Confirm the tenancy, rent collection, arrears position and legal status before relying on the income.

Flip Analysis

Using the £270,000 base GDV against the £301,800 guide purchase plus stated administration charge gives a shortfall of £31,800 before works, selling costs, finance and other auction charges. The supplied evidence does not support a positive flip surplus or a reliable refurbishment budget.

Investor Risks & Due Diligence

• The subject's latest supplied completed sale was £196,000 in June 2024, materially below the £300,000+ guide.

• Comparable bedroom counts, condition and timing context are not supplied, limiting GDV reliability.

• The buyer premium is unspecified and additional disbursements, legal, search and transfer costs may apply.

• The property is subject to a periodic tenancy, so rent, arrears, possession and tenancy documentation require verification.

• EPC rating E may require further assessment of compliance and potential improvement obligations.

• No condition survey or refurbishment cost evidence is supplied.

Recommendation

Treat as an income-led BTL only if the £30,000 annual rent and tenancy are fully verified and the legal pack is satisfactory. The guide appears high against the subject's latest £196,000 sale and leaves limited refinance or resale margin; avoid bidding at or materially above guide without further evidence.

Strategy Rating

Analysis Confidence

The guide, rent, tenure, occupancy and several local completed sales are supplied, but comparable bedroom counts and condition, refurbishment requirements, buyer premium, disbursements, tenancy detail and finance costs are unavailable.