36 Bengal Road, Bournemouth, Dorset, BH9 2NF

Description

Four bedroom two reception detached house requiring modernisation throughout with parking to rear. The property offers well proportioned and flexible accommodation and presents an ideal project for buyers looking to put their own stamp on a home or for investment purposes.

Accommodation

Ground Floor: Entrance Porch, Entrance Hallway with Stairs to First Floor, Living Room, Cloakroom, Dining Room, Kitchen, Conservatory. First Floor: Landing, Bedroom One, Bedroom Two, Bedroom Three, Bedroom Four, Shower Room. Outside: Front garden with side gate leading to enclosed rear garden. Parking to rear accessed from service road off Namu Road.

Location

Conveniently situated close to the amenities and shopping facilities of Winton High Street, with access to Bournemouth town centre and excellent road and rail transport connections. A range of schools for various ages can also be found in the surrounding area.

Tenure / Property Information

Investment Analysis

Recent same-road HM Land Registry sales provide two relevant detached freehold comparables: £347,000 in August 2024 and £360,000 in June 2021. An indicative base GDV of £353,500 is used as the midpoint, with a £347,000–£360,000 evidence range. The subject requires modernisation throughout, but the condition and specification of the comparables are not provided, so this is not a formal valuation.

Investment Snapshot

Strategy Recommendation

Proceed only after viewing, confirming the modernisation scope, obtaining works quotations and reviewing the Special Conditions. At the guide, the rental evidence is potentially attractive, but the project should not be underwritten as a flip or BRRR without verified costs.

Works Required

Modernisation throughout as described by the auction listing. The evidence does not specify individual defects, scope, specification or costs; a full inspection and contractor quotations are required.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £300,000 guide, 75% of the indicative £353,500 base GDV is £265,125. However, refurbishment costs, total project cost and finance costs are unavailable, so cash required, refinance surplus and BRRR viability cannot be calculated reliably. The modernisation requirement creates execution and valuation risk.

Buy-to-Let Analysis

The supplied rental evidence consists of two advertised asking rents of £2,200 pcm for four-bedroom properties on Bengal Road. Against the £300,000 guide, this indicates an 8.8% gross yield before finance, operating costs, voids, tax and refurbishment. Achieved rent and total project costs are not evidenced, so net yield and true investment return cannot be established.

Flip Analysis

The indicative GDV range is £347,000–£360,000 based on the two supplied recent same-road sales. A flip surplus cannot be calculated because no refurbishment budget or supported selling-cost allowance is provided. The spread over the £300,000 guide may be insufficient once modernisation, purchase costs, finance and selling costs are included.

Investor Risks & Due Diligence

• The property requires modernisation throughout, but the works scope and cost are unknown.

• The rental figures are advertised asking rents rather than achieved rents.

• The comparable sales do not include condition or specification details, limiting GDV confidence.

• The seller may charge additional completion fees under the Special Conditions of Sale, but no amount is supplied.

• Heating information is unavailable and may affect the required modernisation scope.

• No finance, void, operating, tax or selling-cost assumptions are provided.

Recommendation

Proceed only after viewing, confirming the modernisation scope, obtaining works quotations and reviewing the Special Conditions. At the guide, the rental evidence is potentially attractive, but the project should not be underwritten as a flip or BRRR without verified costs.

Strategy Rating

Analysis Confidence

There are two recent same-road completed sales and two asking-rent listings, but no refurbishment costs, detailed condition, achieved rent, finance costs, selling allowance or full special conditions are supplied.