3 Eadys Row Woodford, Kettering, Northamptonshire, NN14 4HA

Description

Occupying a fantastic position within the highly sought after and picturesque Woodford Village, in the wider area of Kettering, this charming two bedroom house is ideally located. The property is within walking distance of local schools, shops, and a range of everyday amenities. The well proportioned accommodation comprises an entrance porch, living room, separate dining room, fitted kitchen and useful utility area. To the first floor are two generous double bedrooms and a modern refitted shower room. Externally, the home benefits from an enclosed rear garden featuring a brick built studio/office space, beyond which are two greenhouses and an allotment garden.

Accommodation

Porch; Lounge - 3.99 x 3.91; Dining Room - 3.05 x 3.19; Kitchen - 2.08 x 2.26; Utility - 1.80 x 2.03; First Floor Landing; Bathroom - 2.12 x 2.24; Bedroom 1 - 3.63 to chimney breast x 3.96; Bedroom 2 - 3.01 x 3.22 or 2.13 x 3.22 if following alternative layout; Front Forecourt; Long rear garden with two substantial outbuildings.

Location

Woodford Village, in the wider area of Kettering, Northamptonshire. The property is within walking distance of local schools, shops and everyday amenities. Central London is stated to be 46 minutes by rail from nearby Kettering Station on many daily services.

Tenure / Property Information

Investment Analysis

The supplied sold evidence is strong for the immediate location: 2 Eadys Row sold for £222,000 in March 2025, while other Eadys Row sales were £235,000 in 2022 and £260,000 in 2022. A cautious evidence-supported GDV range is £222,000–£260,000, with £235,000 used as the base case. The guide price of £88,000 is substantially below these recorded sales, but condition, legal matters and the reason for the discount are not supplied.

Investment Snapshot

Strategy Recommendation

Potential high-yield BTL or BRRR opportunity at the guide price, subject to confirming condition, legal title, occupancy, achievable rent and all auction costs. Do not set a maximum bid without a supported works and fees assessment.

Works Required

No specific refurbishment defects or required works are identified in the supplied evidence. Allow for a full inspection, general maintenance and any repairs or compliance works confirmed by the survey, legal pack or viewing; no numeric works allowance can be supported.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £88,000 guide, the indicated 75% refinance of the £235,000 base GDV would be £176,250. However, cash left in cannot be calculated reliably because the refurbishment allowance, buyer premium and other acquisition costs are unspecified. Valuation, lender acceptance, condition and achievable rent would all require verification.

Buy-to-Let Analysis

The auctioneer estimates rent at £11,000–£12,000 per year, equivalent to approximately £916.67–£1,000 pcm. Against the £88,000 guide, this indicates a gross yield of approximately 12.50%–13.64%, or 13.07% using the midpoint rent. Against the £235,000 base GDV, the rent represents approximately 4.68%–5.11%. These are estimates only, not achieved rent, and total-cost yield cannot be established because refurbishment and several purchase costs are unknown.

Flip Analysis

The recorded local sales support a potential value range above the guide, but a reliable flip surplus cannot be calculated because refurbishment costs, buyer premium, other acquisition costs and selling costs are not supplied. The apparent discount should not be treated as profit without confirming the legal pack and condition.

Investor Risks & Due Diligence

• Auctioneer rent is an estimate rather than achieved passing rent, and no sufficiently specific external rental comparables were identified.

• Buyer premium is payable but its amount is unspecified; additional search, seller, legal, transfer and disbursement costs may also apply.

• No condition survey or refurbishment cost evidence is supplied, preventing a reliable total project cost or maximum bid calculation.

• Occupancy information is blank and should be confirmed before exchange.

• Comparable sales vary from £222,000 to £260,000 and include different sale dates, so the achievable current value remains uncertain.

Recommendation

Potential high-yield BTL or BRRR opportunity at the guide price, subject to confirming condition, legal title, occupancy, achievable rent and all auction costs. Do not set a maximum bid without a supported works and fees assessment.

Strategy Rating

Analysis Confidence

There are several relevant sold comparables on the same row and an auctioneer rent estimate, but the property’s condition, occupancy, legal position, refurbishment cost, buyer premium and other transaction costs are not supplied.