3 Larissa Close, Tilehurst, Reading

Description

Available is this 'turn key' extended detached property comprising of 1,643 sq. ft. (153 sq. m.) of accommodation, and having been comprehensively and stylishly updated throughout.

Accommodation

Entrance hall with stairs to the first floor; cloakroom; utility room with side aspect courtesy door and door to the integral store; dual aspect living room; high specification rear aspect fitted kitchen with roof lantern and side aspect bi-folding doors; breakfast room; four bedrooms; contemporary fully tiled three-piece bathroom; bedroom 1 with re-fitted en-suite shower room. The property also has new internal doors, joinery and engineered oak flooring throughout the ground floor.

Location

Situated in Tilehurst within an exclusive cul-de-sac abutting Arthur Newbery Park. Within walking distance of Tilehurst Village, near well regarded school catchments and frequent bus services. Tilehurst train station is under 1 mile away, with links to Reading, Oxford and Paddington. Junction 12 of the M4 motorway is approximately 3 miles by car.

Tenure / Property Information

Investment Analysis

The evidence supports a broad indicative value range of £540,000–£760,000 from two 2025 detached sales on Larissa Close. The subject property itself sold for £471,000 in May 2024, but the current description states it has since been comprehensively and stylishly updated. A £650,000 base GDV is therefore an indicative midpoint estimate, not a formal valuation. The £760,000 sale may not be directly comparable because it relates to another property and no floor area or specification is supplied.

Investment Snapshot

Strategy Recommendation

Potential resale or owner-occupier-led purchase appears more supportable than BTL because rental evidence is absent. Proceed only after confirming the legal pack, tenure, special conditions, final price and an independent valuation; the guide is attractive against the indicative base GDV but not risk-free.

Works Required

No refurbishment works are identified from the supplied evidence: the property is described as turn key and comprehensively updated, including the kitchen, bathrooms, internal doors, joinery and ground-floor flooring. A survey, inspection and legal review remain necessary; no additional works allowance has been applied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £550,000 guide, with no refurbishment allowance and the 2.4% buyer premium, the indicative acquisition cost is £563,200. A 75% refinance against the £650,000 base GDV would be approximately £487,500, leaving indicative cash tied up of £75,700 before finance costs, tax and any additional auction or legal charges. The refinance outcome depends on lender valuation and property/legal eligibility, which are not evidenced.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. The 2.4% buyer premium is included in the base cost, but finance, operating costs, tax and any voids are not provided.

Flip Analysis

Using the indicative £650,000 base GDV less the £563,200 purchase cost including buyer premium produces £86,800 before selling costs, finance, tax and any unexpected works. No supported selling allowance or project finance cost is supplied, so a formal flip surplus cannot be calculated. The wide £540,000–£760,000 comparable range creates material resale risk.

Investor Risks & Due Diligence

• The supplied comparable values range widely from £540,000 to £760,000, with the same address recorded at £471,000 in 2024.

• The auction price may exceed the £550,000 guide, reducing the apparent margin.

• Tenure, occupancy, lease information, EPC and council tax details are not supplied.

• Special Conditions of Sale may contain additional fees or obligations not quantified in the evidence.

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

• The turn-key description is not a substitute for an independent inspection; no contingency allowance has been applied.

• Selling costs, finance costs and tax are not supplied and are excluded from the indicative equity calculation.

Recommendation

Potential resale or owner-occupier-led purchase appears more supportable than BTL because rental evidence is absent. Proceed only after confirming the legal pack, tenure, special conditions, final price and an independent valuation; the guide is attractive against the indicative base GDV but not risk-free.

Strategy Rating

Analysis Confidence

There are several nearby completed sales and detailed accommodation information, but the subject tenure, legal status, EPC, costs beyond the buyer premium, rental value and directly comparable current valuation evidence are missing. The current GDV is consequently a broad indicative estimate.