28 Westbury Mansions, Old Bracknell Lane West, Bracknell, Berkshire

Description

A three-bedroom top floor flat in Bracknell, Berkshire. The accommodation comprises an entrance hall, lounge/diner, kitchen, three bedrooms, ensuite bathroom, bathroom and a balcony.

Accommodation

Entrance Hall; Lounge/Diner: 24'5 x 21'5; Kitchen: 16'5 x 9'6; Bedroom One: 11'8 x 10'6; Ensuite; Bedroom Two: 11'8 x 8'9; Bedroom Three: 8'4 x 8'1; Bathroom; Balcony

Location

Bracknell, Berkshire

Tenure / Property Information

Investment Analysis

Land Registry records show five leasehold flat/maisonette sales at Westbury Mansions from £223,000 to £506,175 between July 2022 and July 2024. The subject's three-bedroom accommodation and location are supplied, but the comparable bedrooms, sizes, condition, floor levels and sale circumstances are not. A broad evidence-based scenario range is £318,500–£385,000, with £345,000 used as a cautious base scenario; the £506,175 sale is not relied upon because its specifications are unavailable. The £300,000 guide is below the base scenario, but value cannot be established precisely from the evidence.

Investment Snapshot

Strategy Recommendation

Proceed only after reviewing the legal pack, lease, service-charge and ground-rent liabilities, and obtaining an inspection and rental appraisal. Do not rely on the guide or base GDV without property-specific verification.

Works Required

No condition issues or refurbishment requirements are evidenced. Allow only for inspection-led works after confirming the flat's condition, lease terms and any compliance or common-parts obligations; no quantified works allowance is supportable.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £345,000 base GDV scenario, 75% refinance is approximately £258,750. Refurbishment cost, lease details, finance costs and total project cost are unavailable, so cash left in and refinance viability cannot be calculated.

Buy-to-Let Analysis

No sufficiently specific rental evidence or auctioneer rent estimate is provided, so rent, gross yield and cash flow cannot be established. Lease length, service charge, ground rent, letting costs and financing details are also absent.

Flip Analysis

A broad evidence-based base GDV scenario of £345,000 is indicated by same-building sales, but the comparables lack property-specific details and no works or selling-cost allowance is supplied. Flip surplus and a reliable maximum purchase price cannot therefore be calculated.

Investor Risks & Due Diligence

• Wide variation in same-building completed sale prices, from £223,000 to £506,175, with no comparable specifications supplied.

• Lease length, ground rent, service charge and other lease liabilities are not provided.

• No rental evidence or passing rent is available, preventing BTL yield and cash-flow assessment.

• Property condition and refurbishment requirements are unknown.

• Additional auction costs may include search fees, sellers' costs, legal fees and transfer fees; these are unquantified.

Recommendation

Proceed only after reviewing the legal pack, lease, service-charge and ground-rent liabilities, and obtaining an inspection and rental appraisal. Do not rely on the guide or base GDV without property-specific verification.

Strategy Rating

Analysis Confidence

There are several same-building completed sales, but comparable specifications, condition, lease terms, rent, operating costs and refurbishment requirements are missing.