31a High Street, Wrentham, Beccles, Suffolk

Description

Grade II listed house forming a substantial part of a divided historic coaching inn. In need of some refurbishment, this four bedroom home is laid out over four floors and is situated in the picturesque Suffolk village of Wrentham. The Grade II listed historical building dates back to the 1700s and was converted into a number of dwellings in 1990.

Accommodation

Entrance hall, hallway with staircase leading to first floor, cloakroom, east-facing sitting room, formal dining room connecting to a west-facing kitchen/breakfast room, dry cellar, two sizeable double bedrooms on the first floor, one with ensuite, a family bathroom, two further attic bedrooms and a bathroom.

Location

Situated in the heart of the popular village of Wrentham on the East Anglian Heritage Coast, with a lovely outlook across the village.

Tenure / Property Information

Investment Analysis

Indicative base GDV of £265,000, anchored to the £265,000 2021 High Street terraced sale and below the £350,000 2024 detached sale, with adjustment uncertainty for the property's Grade II listing, four-floor layout and refurbishment requirement. This is an estimate, not a formal valuation.

Investment Snapshot

Strategy Recommendation

Proceed only subject to legal-pack review, listed-building advice and a fully costed refurbishment survey. The property may suit a longer-term owner-occupier or BTL purchase, but the current evidence does not support a firm development bid.

Works Required

Undertake the unspecified refurbishment noted in the particulars. Review the Grade II listed status and obtain any required consents before altering the historic building. No detailed defects or works schedule is supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A 75% refinance of the £265,000 base GDV would be approximately £198,750. BRRR feasibility cannot be established because refurbishment costs, acquisition costs beyond the stated buyer premium and admin charge, finance costs and achieved rent are unknown.

Buy-to-Let Analysis

Advertised four-bedroom rents range from £1,195 to £1,800 pcm, implying a broad gross yield range against the £265,000 base GDV. These are asking rents rather than achieved rents, and property-specific rental evidence is unavailable. Refurbishment, financing, operating costs and special auction disbursements remain unquantified.

Flip Analysis

A potential resale benchmark is indicated by the £265,000 High Street comparable, with a £240,000–£300,000 scenario range. Flip surplus cannot be calculated because refurbishment costs, full acquisition costs and selling costs are unsupported.

Investor Risks & Due Diligence

• Grade II listed status may constrain works and require consents.

• Refurbishment scope and cost are not quantified.

• Special Conditions of Sale may add search, legal, transfer or seller-cost reimbursements.

• Rental evidence consists of advertised asking rents, not achieved rents.

• Sold comparables vary by property type, date and specification.

• Vacant property may require additional holding and security arrangements.

Recommendation

Proceed only subject to legal-pack review, listed-building advice and a fully costed refurbishment survey. The property may suit a longer-term owner-occupier or BTL purchase, but the current evidence does not support a firm development bid.

Strategy Rating

Analysis Confidence

There are several local sold comparables and rental asking-price indicators, but no detailed condition report, refurbishment budget, full fee schedule, property-specific achieved rent or legal-pack information.