34 Wisbech Road, Outwell, Wisbech, Cambridgeshire

Description

A three-bedroom terraced house with good sized outdoor space including garage and parking. This three bedroom terraced house is presented in good condition and is located in the village of Outwell.

Accommodation

Ground floor: good sized lounge, kitchen and a modern shower room. First floor: three bedrooms. Outside: two gardens, a courtyard garden with a brick store and an additional garden adjoining the garage and off-road parking area.

Location

The house is located in the village of Outwell in between Downham Market and Wisbech and benefits from a shop, public house and primary school.

Tenure / Property Information

Investment Analysis

The strongest evidence is the same-road sale at £125,000 on 12 December 2025, with another same-road sale at £106,000 in 2018. The £179,995 2019 sale is materially higher and may not be directly comparable. Given the stated good condition, three bedrooms, gardens, garage and parking, £125,000 is used as the base GDV, with a broad evidence-based range of £106,000 to £179,995. The flying freehold and absence of floor area and legal-pack details reduce valuation certainty.

Investment Snapshot

Strategy Recommendation

Potentially suitable for a cautious owner-occupier or value-led purchase, subject to full flying-freehold and legal-pack review. The supplied rent indicates a modest gross BTL return, while the apparent resale margin is highly sensitive to valuation and unquantified costs.

Works Required

The property is described as being in good condition with a modern shower room, so no specific refurbishment works or cost allowance are supported by the evidence. Review the EPC E rating and legal pack before committing to any improvement programme.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £90,000 guide, the known acquisition cost is £92,400 before any disbursements or refurbishment. A 75% refinance against the £125,000 base GDV would be £93,750, indicating approximately £1,350 more than the known acquisition cost before finance, tax, legal and other costs. This is not a confirmed cash-out position because the GDV, refinance terms, valuation and additional costs are unknown.

Buy-to-Let Analysis

Using the supplied advertised asking rent of £317 pcm, annual gross rent is £3,804. This produces an indicative gross yield of 4.23% on the £90,000 guide and 4.12% on the guide plus the known £2,400 buyer premium and admin charge. The rent is for a three-bedroom house in Wisbech rather than confirmed passing rent for this property, and no operating costs, voids or management costs are supplied, so net yield cannot be assessed.

Flip Analysis

Against the £125,000 base GDV, the guide price plus known buyer premium and admin charge leaves £32,600 before selling costs, finance, tax, disbursements and any works. No supported selling-cost allowance or refurbishment budget is available, so a reliable net flip surplus cannot be calculated.

Investor Risks & Due Diligence

• Flying freehold requires detailed legal review and may affect mortgageability and resale.

• The £317 pcm figure is an advertised asking rent for a general Wisbech search, not confirmed passing rent for the property.

• EPC rating E may require review for future letting or improvement implications.

• Unknown legal-pack disbursements, search fees, seller-cost reimbursements, legal fees and transfer fees could increase total acquisition cost.

• The high comparable at £179,995 is older and materially above the more recent £125,000 same-road sale, creating GDV uncertainty.

• No floor area, finance costs, selling costs, operating costs or refurbishment costs are supplied.

Recommendation

Potentially suitable for a cautious owner-occupier or value-led purchase, subject to full flying-freehold and legal-pack review. The supplied rent indicates a modest gross BTL return, while the apparent resale margin is highly sensitive to valuation and unquantified costs.

Strategy Rating

Analysis Confidence

There is a recent same-road completed sale and a stated condition, but no floor area, confirmed rent, refurbishment cost, legal-pack details, disbursements, selling costs or finance terms. The rental evidence is also an asking rent for Wisbech generally rather than this property.