3 Rockall, Ousden, Newmarket, Suffolk

Description

A three-bedroom semi-detached home offering spacious accommodation and excellent potential for modernisation, ideally located in Suffolk within easy reach of local amenities, schools, shops and transport links.

Accommodation

Ground floor: entrance hall, generous living room, separate dining room, fitted kitchen, utility room and cloakroom/WC. First floor: three well proportioned bedrooms and family bathroom.

Location

Close to Ousden Park; ideally located in Suffolk within easy reach of local amenities, schools, shops and transport links.

Tenure / Property Information

Tenure	Freehold
EPC	Current Rating C
Council Tax	Band B
Parking	Driveway parking for vehicles
Heating	Air source heating system with radiators throughout
Services	Interested parties are requested to make their own enquiries to the relevant authorities as to the availability of services.

Investment Analysis

Recent evidence brackets the property between £250,600 for the same address in October 2024 and £295,000 for No. 1 Rockall in October 2025. A simple evidence-based midpoint produces a base GDV of £272,800, with £250,600 as the low scenario and £295,000 as the high scenario. The guide is £200,000, but the cost and extent of modernisation are not evidenced.

Investment Snapshot

Guide Price	£200,000 plus fees
HB Estimated GDV	£272,800
Estimated Monthly Rent	£2,350 pcm
Estimated Annual Rent	£28,200 pa
Gross Yield on Guide	14.1%

Strategy Recommendation

Proceed only subject to inspection, legal-pack review and confirmation of achievable rent and refurbishment costs. The evidence supports investigating a value-add or rental strategy, but not setting a firm maximum bid.

Works Required

Modernisation of the accommodation may be appropriate, but no specific defects, specification or cost evidence is supplied. Confirm the required works through inspection and the legal pack before bidding.

Rental & Market Context

HB Estimated Market Rent

£2,350 pcm

Property to rent in Newmarket, Suffolk — 3 bed — — Advertised asking rent

£2,350 pcm

Sold Comparables

The following completed sales were identified within approximately 5 miles:

1, Rockall, Ousden, Newmarket, West Suffolk, Cb8 8tp 2025-10-24 · Semi-Detached · Freehold	£295,000
3, Rockall, Ousden, Newmarket, West Suffolk, Cb8 8tp 2024-10-25 · Semi-Detached · Freehold	£250,600
5, Rockall, Ousden, Newmarket, St Edmundsbury, Cb8 8tp 2006-08-22 · Semi-Detached · Freehold	£165,000
16, Rockall, Ousden, Newmarket, St Edmundsbury, Cb8 8tp 2001-10-30 · Semi-Detached · Freehold	£73,000
16, Rockall, Ousden, Newmarket, St Edmundsbury, Cb8 8tp 1999-12-16 · Semi-Detached · Freehold	£57,000

Potential BRRR Position

Base GDV	£272,800
75% Refinance	£204,600

At the base GDV, 75% refinancing would be approximately £204,600. This may provide substantial refinance capacity against the £200,000 guide, but refurbishment costs, legal costs, finance costs, taxes and other acquisition costs are not sufficiently evidenced. Cash left in cannot therefore be calculated reliably.

Buy-to-Let Analysis

The only rental evidence is an advertised asking rent of £2,350 pcm, equivalent to £28,200 annually. This indicates a gross yield of 14.1% against the £200,000 guide before fees, works, finance, voids and operating costs. It is not an achieved rent, so sustainable rent and net yield require verification.

Flip Analysis

Using the base GDV of £272,800, the gross difference against the £200,000 guide is £72,800, or £70,400 after the stated £2,400 buyer premium and admin charge. This is before any modernisation, legal, finance, tax, selling or other costs, so a reliable flip surplus cannot be established.

Investor Risks & Due Diligence

• The £2,400 stated buyer premium and admin charge are payable on exchange, while additional disbursements and other charges may apply.

• The rental figure is an advertised asking rent rather than an achieved or passing rent.

• The property is described as having potential for modernisation, but no works schedule or cost allowance is provided.

• The comparable sales are from different dates and include another property rather than being a complete valuation set.

• The condition, remaining life and operating performance of the air source heating system are not evidenced.

• A firm maximum bid cannot be calculated without refurbishment and total project-cost information.

Recommendation

Proceed only subject to inspection, legal-pack review and confirmation of achievable rent and refurbishment costs. The evidence supports investigating a value-add or rental strategy, but not setting a firm maximum bid.

Strategy Rating

HB Rating

★★★☆☆

Analysis Confidence

Confidence

Medium

There are two relatively recent sold comparables, including the same address, and one rental asking-price listing. However, refurbishment costs, achieved rent, selling costs, legal-pack disbursements and full project costs are not supplied.