32 Queen Street, Gourdon, Montrose, Angus DD10 0LG

Description

Three bedroom semi detached house in need of full renovation. We are delighted to bring to auction this traditional three bedroom semi detached house on Queen Street, Gourdon in need of a full programme of renovation. The property comprises on the ground floor an entrance vestibule, open plan lounge and kitchen, first floor a spacious double bedroom with dressing room/office space and attic level a further two bedrooms. Externally the property has a generous, tiered garden to the rear. The property has suffered storm damage to the dormer at the rear of the property and will require an extensive and full programme of renovation to bring the property back to a habitable condition.

Accommodation

Ground floor: entrance vestibule, open plan lounge and kitchen. First floor: spacious double bedroom with dressing room/office space. Attic level: two further bedrooms.

Location

Nestled on the East Coast between Montrose and Stonehaven, Gourdon is traditionally a fishing village which continues to operate with the local smokehouse and lobster boats servicing the Award Winning Quayside fish restaurant which is conveniently situated on the harbourside next to the local traditional pub. Gourdon also has a maritime museum and working harbour with fish market and a village store. There is a couple of convenience shops in the village with the further choice available in nearby Inverbervie which is 1.5 miles away. The local Primary school is within walking distance of the property, the Academy in the catchment area is Mearns Academy in Laurencekirk which is 12 miles drive away or Mackie Academy in Stonehaven which is 11 miles away.

Tenure / Property Information

Investment Analysis

The £35,000 guide is the only pricing evidence supplied. No completed sales, rental comparables, GDV evidence or refurbishment budget are available, so market value and project viability cannot be established.

Investment Snapshot

Strategy Recommendation

Do not bid on the available evidence alone. Obtain the legal pack, inspect the storm damage, price the full renovation and establish supported resale or rental values before bidding.

Works Required

Full renovation to return the house to habitable condition, including addressing the storm-damaged rear dormer. The precise scope and cost require inspection and contractor quotations.

Rental & Market Context

Potential BRRR Position

A BRRR assessment is not supportable without a refurbishment budget, post-works GDV, rent and finance assumptions. The storm-damaged dormer and full renovation requirement create substantial execution risk.

Buy-to-Let Analysis

BTL yield cannot be established because no sufficiently specific rental evidence, auctioneer rent estimate or refurbishment cost is supplied. The property is described as requiring extensive renovation before occupation.

Flip Analysis

A flip surplus cannot be calculated because no GDV, refurbishment cost or selling allowance is supplied. The £35,000 guide plus the known minimum £3,600 buyer administration charge excludes all works and other possible disbursements.

Investor Risks & Due Diligence

• Extensive full renovation is required before the property becomes habitable.

• Storm damage to the rear dormer may require significant remedial work.

• No refurbishment cost, GDV or rental evidence is available.

• Additional disbursements may be payable under the legal pack.

• EPC, heating and parking information are not supplied.

Recommendation

Do not bid on the available evidence alone. Obtain the legal pack, inspect the storm damage, price the full renovation and establish supported resale or rental values before bidding.

Strategy Rating

Analysis Confidence

Only the guide price, minimum administration charge and descriptive condition information are supplied; there are no comparables, rent evidence, GDV, works budget, EPC or heating details.