2B, Henbury Road, Westbury-On-Trym, Bristol, BS9 3HJ

Description

An immaculately presented and very spacious first floor 6-bedroom apartment finished to a high standard, situated in the heart of Westbury-on-Trym village. The property is fully let to professionals who pay their own bills, achieving a gross annual rental income of £42,120 per annum. The property is accessed via an external staircase to the rear of the building and comprises a modern kitchen/dining room, living room, six bedrooms and two shower rooms. The property is a short level walk to the High Street, which offers a wide range of shops, bars and restaurants.

Accommodation

Modern kitchen/dining room, living room, six bedrooms and two shower rooms. External staircase to the rear of the building. Please refer to the floorplan for approximate room measurements and internal layout.

Location

Situated on the corner of Henbury Road and Passage Road in the heart of Westbury-on-Trym, a level walk to the High Street with its variety of shops, restaurants, bars and supermarkets. Westbury-on-Trym provides access to the open green spaces of Durdham Downs and Canford Park, transport links to the M5, M4 and M32 motorway networks, and the centre of Bristol.

Tenure / Property Information

Investment Analysis

The strongest evidence is the same property’s completed sale at £350,000 in June 2025. Other relevant same-address sales range from £343,000 to £375,000, although the older 2023 evidence is higher. A base GDV of £350,000 is therefore used. The £295,000 guide represents a £55,000 discount to the latest comparable, before the £2,280 buyer premium. The property is described as immaculately presented, so no refurbishment works are evidenced; however, service charge, maintenance and other leasehold costs are not supplied.

Investment Snapshot

Strategy Recommendation

Prioritise as a cash-flow BTL or BRRR candidate rather than a refurbishment-led flip, subject to verifying the tenancy, lease terms, service charge and all property-level operating costs.

Works Required

No refurbishment works are evidenced. The property is described as immaculately presented and finished to a high standard. Allowance is therefore £0 for identified works, subject to inspection and ordinary maintenance or tenant-turnover costs.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the guide plus the stated buyer premium and no identified refurbishment allowance, the base project cost is £297,280. A 75% refinance against the £350,000 base GDV would be £262,500, leaving indicative cash in of £34,780 before finance, tax and other unprovided costs. The strategy depends on the stated rent continuing and the valuation being supported at refinance.

Buy-to-Let Analysis

The property is stated to be fully let to professionals and produces gross annual rent of £42,120, equivalent to £3,510 pcm. This gives a gross yield of 14.28% on the £295,000 guide, or 14.17% including the £2,280 buyer premium. Net yield cannot be established because service charge, insurance, maintenance, management, voids, tax and finance costs are not supplied.

Flip Analysis

Using the latest same-property completed sale as the £350,000 base GDV, the indicative surplus before selling costs, finance, tax and any unprovided costs is £52,720 (£350,000 less £297,280). No selling-cost allowance is supplied, so a formal net flip surplus cannot be established. The property is already described as immaculately presented, limiting an evidenced value-add refurbishment angle.

Investor Risks & Due Diligence

• The stated £42,120 annual rent is supplied by the auction particulars and is not independently corroborated by external rental comparables.

• Service charge, insurance, maintenance, management, voids, tax and finance costs are not provided, so net yield and cash flow cannot be confirmed.

• The property is leasehold; although the lease has a residual 999-year term, ground rent, service charge and lease covenants are not supplied.

• The refinance calculation depends on achieving a £350,000 valuation, which is an estimate based on supplied completed sales rather than a formal valuation.

• The tenancy structure, rent schedule, deposits and compliance documentation are not supplied.

• No council tax, parking or heating information is provided.

Recommendation

Prioritise as a cash-flow BTL or BRRR candidate rather than a refurbishment-led flip, subject to verifying the tenancy, lease terms, service charge and all property-level operating costs.

Strategy Rating

Analysis Confidence

The analysis has exact-property completed sales, stated occupancy, rental income, lease length, condition description and buyer premium. Confidence is reduced by missing service charge, operating costs, tenancy documents, council tax, parking, heating and selling-cost evidence.