31 Gibbon Road, Newhaven, East Sussex, BN9 9EP

Description

A Vacant Two/Three Bedroom Mid Terrace House. The property comprises a two/three bedroom mid terrace house arranged over ground and first floors. The property requires a program of refurbishment.

Accommodation

Ground Floor: Two Reception Rooms, Kitchen, Bathroom, Separate WC. First Floor: Three Bedrooms. Exterior: rear garden.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Newhaven Marina are within easy reach. Transport links are provided by Newhaven Town and Newhaven Harbour rail stations.

Tenure / Property Information

Investment Analysis

The latest supplied comparable is 25 Gibbon Road at £235,000 in June 2025. Other same-road sales were £220,000 in 2023 and £205,000 in 2019. On this limited evidence, an indicative GDV range of £205,000–£235,000 is used, with £220,000 as the base case. No adjustment can be made for condition, layout or specification because the comparable details are insufficient and this property requires refurbishment.

Investment Snapshot

Strategy Recommendation

Treat as a refurbishment-led purchase only if inspection and the legal pack support the condition and the final bid leaves sufficient margin below the evidence-supported GDV. Do not rely on BTL or BRRR returns until rent and works costs are verified.

Works Required

A refurbishment programme is required, and the EPC is rated F. The supplied evidence does not identify specific defects, services, finishes or statutory upgrade requirements, so no reliable works scope or budget can be quantified.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £220,000 base GDV, a 75% refinance would equate to £165,000. However, the required refurbishment cost, purchase price above guide, disbursements and total project cost are unknown, so cash left in and BRRR viability cannot be calculated.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Total acquisition and refurbishment costs are also unknown. The property is vacant and requires refurbishment.

Flip Analysis

The supplied sales indicate potential resale values between £205,000 and £235,000, with a £220,000 base case. A flip surplus cannot be calculated because refurbishment costs, final auction purchase price and selling costs are unsupported.

Investor Risks & Due Diligence

• The property requires a refurbishment programme, but the scope and cost are not supplied.

• EPC rating F may indicate additional improvement requirements, but specific measures and costs are unknown.

• The final auction purchase price may exceed the £95,000 guide.

• No sufficiently specific rental evidence is available, preventing yield assessment.

• Buyer disbursements may be payable under the legal pack and are not quantified.

• Comparable sales do not provide enough detail to adjust for condition, layout or specification.

Recommendation

Treat as a refurbishment-led purchase only if inspection and the legal pack support the condition and the final bid leaves sufficient margin below the evidence-supported GDV. Do not rely on BTL or BRRR returns until rent and works costs are verified.

Strategy Rating

Analysis Confidence

There are several relevant same-road completed sales, but no rental evidence, refurbishment budget, detailed condition survey, buyer premium, or complete disbursement information.