33, Southside, Tetbury, Gloucestershire

Description

By order of a major housing association. Freehold two floor semi-detached house requiring updating, backing on to open fields, with full vacant possession. Solar panels, not tested. The property may be suitable for a rear or loft/mansard conversion for additional accommodation, subject to all consents where necessary.

Accommodation

Approximately 101m2 / 1,087 sq ft. First floor: three bedrooms, bathroom/WC. Ground floor: entrance hall, reception room, kitchen (not fitted), lounge/diner, cloakroom/WC. Outside: front and rear gardens.

Location

Situated on Southside in the village of Shipton Moyne, well positioned for the amenities of Cirencester, Stroud, Gloucester and Bristol. Transport options include rail connections via Kemble or Stroud and road links via the M4 and M5 motorways.

Tenure / Property Information

Investment Analysis

Completed sales on the same road range from £316,000 to £397,295 for 1, 2 and 25 Southside, with a higher £555,000 sale for 23 Southside. The evidence does not provide sufficient detail on the comparables’ size, condition, specification or alterations. A provisional base GDV of £340,000 is therefore used, with £316,000 as a low scenario and £397,295 as a high scenario. These are estimates only and require inspection and legal review.

Investment Snapshot

Strategy Recommendation

Proceed only after inspection, legal-pack review and a priced refurbishment schedule. Do not rely on the provisional GDV or pursue a conversion without confirmed consents and costs.

Works Required

Updating is required. The kitchen is described as not fitted, so kitchen installation is likely required. The solar panels are untested and should be checked. Any rear or loft/mansard conversion would require feasibility assessment and all necessary consents; no conversion cost is supported by the evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A provisional base GDV of £340,000 implies a 75% refinance value of £255,000. However, refurbishment costs, rent, finance costs and total project cost are unsupported, so cash recycling and BRRR viability cannot be calculated. The £1,800 contract documentation fee is known, while possible seller charges and service charges remain unspecified.

Buy-to-Let Analysis

No sufficiently specific rental comparable or auctioneer rent estimate is provided, so rent and gross yield cannot be established. The vacant property requires updating and has an unfitted kitchen, making the eventual letting specification and costs uncertain.

Flip Analysis

The supported sold evidence indicates potential resale values between £316,000 and £397,295, but the comparables are not sufficiently detailed to confirm like-for-like value. Refurbishment costs, selling costs and total project cost are unavailable, so a reliable flip surplus or maximum bid cannot be calculated.

Investor Risks & Due Diligence

• Refurbishment scope and cost are not quantified.

• Kitchen is described as not fitted and the property requires updating.

• Solar panels are untested.

• Rear or loft/mansard conversion is only a possibility and is subject to required consents.

• Additional seller fees and possible estate service charges may apply under the legal pack.

• Comparable sales vary materially in price and lack condition, size and specification detail.

• Parking and heating information is unavailable.

Recommendation

Proceed only after inspection, legal-pack review and a priced refurbishment schedule. Do not rely on the provisional GDV or pursue a conversion without confirmed consents and costs.

Strategy Rating

Analysis Confidence

There is useful same-road completed-sale evidence and a stated guide price, but no rental evidence, refurbishment quotations, detailed comparable specifications, parking/heating information, or complete fee schedule.