3 Birchams Yard, Norwich Road, Reepham, Norwich, Norfolk NR10 4JN

Description

A superb opportunity to acquire a town centre four bedroom, three storey town house now vacant and in need of some minor updating to realise its obvious potential. The property has no private gardens but overlooks a small private courtyard. It would be ideal for investment, holiday use or as a starter home. Internal inspection is highly recommended.

Accommodation

Ground Floor: Hall, lounge, kitchen/diner. First Floor: Landing, two bedrooms, bathroom. Second Floor: Landing, two bedrooms.

Location

A four bedroom three story town house in the North Norfolk town centre.

Tenure / Property Information

Tenure	Freehold
Occupancy	Vacant
EPC	Current Rating F
Council Tax	Band C
Services	Interested parties are requested to make their own enquiries to the relevant authorities as to the availability of services.

Investment Analysis

The supplied completed sales provide a broad local evidence range of £213,000 to £365,000 for terraced properties on Norwich Road, Reepham. The most recent supplied sale is £285,000, but bedroom count, condition, size and precise property identity are not confirmed. A cautious base GDV of £285,000 is therefore used, with £255,000 as a lower scenario and £365,000 as an upper evidence-based scenario. These are indicative only and require inspection and better-matched comparables.

Investment Snapshot

Guide Price	£140,000 - £160,000 (plus fees)
HB Estimated GDV	£285,000

Strategy Recommendation

Proceed only subject to legal-pack review, internal inspection and a contractor quotation. The clearest current opportunity is a value-led resale or owner-occupier purchase, but the evidence is insufficient to confirm a viable BTL or flip margin.

Works Required

Inspection-led minor updating as described by the auctioneer. The EPC is rated F, but no specific defects, systems or improvement measures are supplied, so a reliable works budget cannot be established.

Rental & Market Context

No sufficiently specific external rental comparable identified.

Sold Comparables

The following completed sales were identified within approximately 5 miles:

3, Norwich Road, Reepham, Norwich, Broadland, Nr10 4jn 2025-01-31 · Terraced · Freehold	£285,000
Watchmakers Cottage, Norwich Road, Reepham, Norwich, Broadland, Nr10 4jn 2022-12-02 · Terraced · Freehold	£365,000
The Little House, Norwich Road, Reepham, Norwich, Broadland, Nr10 4jn 2022-07-08 · Terraced · Freehold	£350,000
9, Norwich Road, Reepham, Norwich, Broadland, Nr10 4jn 2022-03-07 · Terraced · Freehold	£213,000
The Little House, Norwich Road, Reepham, Norwich, Broadland, Nr10 4jn 2021-09-10 · Terraced · Freehold	£255,000

Potential BRRR Position

Base GDV	£285,000
75% Refinance	£213,750

A potential BRRR case exists if the purchase price and minor updating cost leave sufficient value margin. At the base GDV, 75% refinance is approximately £213,750, but total project cost and cash left in cannot be calculated because refurbishment costs and the final purchase price are unknown.

Buy-to-Let Analysis

BTL suitability cannot be quantified because no sufficiently specific rental comparable or auctioneer rent estimate is provided. The property is vacant and has four bedrooms, but rent, operating costs and the impact of the EPC F rating are unverified.

Flip Analysis

The supplied sales indicate potential resale value above the guide range, with a cautious base GDV of £285,000. However, flip surplus cannot be calculated without a supported works budget, final purchase price and selling-cost allowance. The lack of private gardens, unknown condition and EPC F rating require investigation.

Investor Risks & Due Diligence

• EPC rating F may require improvement works or restrict letting options.

• No reliable refurbishment budget can be established from the supplied evidence.

• No sufficiently specific rental evidence is available, so BTL yield cannot be assessed.

• Comparable sales vary materially in price and are not confirmed as directly comparable four-bedroom properties.

• The property has no private garden and parking is not specified.

• Buyer premium and admin charge total £2,100, with possible additional legal-pack disbursements.

• Vacant possession is stated, but the legal pack and title terms have not been supplied.

Recommendation

Proceed only subject to legal-pack review, internal inspection and a contractor quotation. The clearest current opportunity is a value-led resale or owner-occupier purchase, but the evidence is insufficient to confirm a viable BTL or flip margin.

Strategy Rating

HB Rating

★★☆☆☆

Analysis Confidence

Confidence

Low-Medium

Several completed local sales and the property description are supplied, but there are no sufficiently specific rental comparables, no detailed condition schedule, no refurbishment costs, no parking or heating information, and the comparable properties' size and bedroom details are unconfirmed.