31, Caelum Drive (FFF), COLCHESTER, Essex, CO2 8FN

Description

Upon Instruction of AMG. Leasehold first floor flat.

Accommodation

One bedroom, reception room, kitchen, bathroom/wc. Outside: Balcony.

Location

The property is located on Caelum Drive. Shopping amenities are available within Colchester City Centre lying to the north west. Public transport links can be found at Hythe Train Station located to the north and at Colchester Town Train Station lying to the north west, along with a network of local bus services serving the surrounding areas. The property is served by road links including the A134 located to the south and the A133 lying to the north east. Recreational pursuits are available at Old Heath Recreation Ground located to the west.

Tenure / Property Information

Investment Analysis

Completed Land Registry sales on the same road range from £103,400 to £150,000. The evidence does not confirm the bedrooms, size, condition, parking or lease terms of those comparables, so the comparison is indicative only. A base GDV of £138,000 uses the most recent higher cluster of supplied sales, with £103,400 to £150,000 as an evidence-supported observed range rather than a formal valuation.

Investment Snapshot

Strategy Recommendation

Do not commit beyond initial due diligence. The guide is below the supplied same-road sales, but bidding should wait for confirmation of leasehold charges, seller fees, physical condition, parking, lease documents and resale comparability.

Works Required

No defects or refurbishment requirements are evidenced. Allow only for inspection, compliance checks and any works identified after viewing or through the legal pack; no works allowance can be quantified from the supplied evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A theoretical refinance at 75% of the £138,000 base GDV is £103,500. Total project cost cannot be calculated because refurbishment costs, service charge, ground rent and any seller completion fees are unknown. BRRR viability therefore remains untested.

Buy-to-Let Analysis

BTL appraisal cannot be completed because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Service charge, ground rent and other leasehold costs are also unknown, preventing a reliable net-return assessment.

Flip Analysis

The supplied completed sales indicate an observed value range of £103,400 to £150,000, with a base GDV of £138,000. A flip surplus cannot be calculated because works, leasehold costs, selling costs and possible seller fees are not supplied.

Investor Risks & Due Diligence

• Annual service charge and ground rent are not disclosed.

• The listing states 105 years remaining, but the full lease terms and ground-rent review provisions require confirmation.

• Additional seller fees may be payable under the Special Conditions of Sale.

• No sufficiently specific rental evidence or auctioneer rent estimate is supplied.

• Parking and heating arrangements are not confirmed.

• The comparable sales may differ in size, bedroom configuration, condition or lease terms.

Recommendation

Do not commit beyond initial due diligence. The guide is below the supplied same-road sales, but bidding should wait for confirmation of leasehold charges, seller fees, physical condition, parking, lease documents and resale comparability.

Strategy Rating

Analysis Confidence

There are several recent completed sales on the same road, but bedroom mix, size, condition and lease details are not provided. Rent, service charge, ground rent, refurbishment costs and possible seller fees are also unknown.