32A Tetbury Street, Minchinhampton, Stroud, Gloucestershire GL6 9JH

Description

A charming Freehold Cotswold stone cottage with lovely views at the rear across the valley towards Gatcombe, and community allotments at the front. Set in the historic market town of Minchinhampton, just a few minutes away from all amenities and the beautiful National Trust Common, with its free roaming cattle and grassy walking paths.

Accommodation

588 sq ft arranged over two floors, comprising a reception room, separate kitchen, adjacent conservatory/utility room, outside store, double bedroom, bathroom and windowed walk-in closet. At the rear is a South West facing enclosed courtyard garden.

Location

Minchinhampton is conveniently located within commuting distance of Bristol, Swindon, Cheltenham and Gloucester. It is situated in the hills west of Cirencester and east of Stroud, in an official area of outstanding natural beauty. The town has a weekly market, shops, a general store, butcher, chemist, post office, gastro pub, cafes, fish and chip shop, doctor and dental surgeries, bus links to Stroud, public footpaths and rugby, football, cricket, tennis and golf facilities. Stroud and Nailsworth are within easy reach, with transport links to Gloucester, Cheltenham and Cirencester, and rail links from Stroud and Kemble.

Tenure / Property Information

Investment Analysis

The guide is £195,000. Sold evidence on Tetbury Street ranges from £265,000 to £465,000, but the comparables are not sufficiently detailed by floor area, bedroom count or condition. The higher sales appear to represent materially different or potentially larger houses, while the £265,000 sale is categorised only as “Other”. A reliable GDV range cannot therefore be established from the supplied evidence.

Investment Snapshot

Strategy Recommendation

Potentially suitable for a buy-to-let or owner-occupier purchase at a price close to the guide, subject to inspection, legal review and validation of the £1,350 pcm asking rent. Do not rely on a flip or BRRR strategy without stronger valuation and works evidence.

Works Required

No specific refurbishment works are evidenced. Before bidding, inspect the cottage, kitchen, bathroom, conservatory/utility room, roof, services, heating, windows and external areas; no cost allowance is supportable from the supplied information.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed because GDV, refurbishment costs and finance costs are unsupported. The £1,800 buyer premium is known, but a reliable total project cost and 75% refinance figure cannot be calculated.

Buy-to-Let Analysis

The advertised asking rent of £1,350 pcm implies £16,200 annual gross rent and an 8.31% gross yield against the £195,000 guide. This is based on one advertised asking rent, not achieved rent, and excludes finance, tax, management, maintenance, voids, insurance and the £1,800 buyer premium. Net yield and affordability cannot be established.

Flip Analysis

A flip assessment is not supportable. Although nearby sold prices range from £265,000 to £465,000, the evidence lacks comparable floor areas, bedroom counts and condition, and no works or selling-cost allowance is provided.

Investor Risks & Due Diligence

• The £1,350 pcm figure is an advertised asking rent rather than achieved or passing rent.

• Comparable sales vary substantially in price and lack bedroom, floor-area and condition details, limiting GDV confidence.

• Property condition and required works are not evidenced, so refurbishment and total project costs cannot be calculated.

• Heating and parking information is not supplied.

• The £1,800 buyer premium is payable on exchange and must be included in acquisition budgeting.

Recommendation

Potentially suitable for a buy-to-let or owner-occupier purchase at a price close to the guide, subject to inspection, legal review and validation of the £1,350 pcm asking rent. Do not rely on a flip or BRRR strategy without stronger valuation and works evidence.

Strategy Rating

Analysis Confidence

The property description, tenure, guide, buyer premium, one rental listing and several nearby sales are supplied, but there is no condition report, heating or parking information, detailed comparable specification, achieved rent or refurbishment budget.