38 Green Lane, Bodmin, Cornwall

Description

A three bedroom semi detached property requiring modernisation, set in a well established residential area. The property comprises of living room, kitchen/diner and bathroom to the ground floor, three bedrooms to the first floor and front and rear gardens.

Accommodation

Ground Floor: Entrance hall, living room, kitchen/diner, bathroom and WC. First Floor: Landing and three bedrooms.

Location

Green Lane is situated circa 1.5 miles from Bodmin town centre, with a wide selection of bespoke shops, retail parks, superstores and educational facilities catering for all age groups.

Tenure / Property Information

Investment Analysis

Recent completed sales on Green Lane are £158,000 (40 Green Lane, 22 May 2026) and £165,000 (1 Green Lane, 26 January 2024). Applying these as the most relevant available evidence gives a base GDV of £161,500, with an evidence-supported range of £158,000–£165,000. The comparables' condition and exact accommodation are not provided, so this is indicative only, particularly as the subject property requires modernisation.

Investment Snapshot

Strategy Recommendation

Potential refurbishment-led BTL or BRRR, subject to a survey, legal-pack review and firm refurbishment quotations. Do not rely on the apparent guide-price discount until the unknown works and additional fees are verified.

Works Required

Modernisation is required, but the evidence does not specify the defects, specification or extent of works. A survey and legal-pack review are required before costing or setting a maximum bid.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the base GDV of £161,500, a 75% refinance would be approximately £121,125. However, refurbishment cost, total project cost and cash left in cannot be calculated from the evidence. The strategy depends on confirming the works scope, valuation and refinance terms.

Buy-to-Let Analysis

The only rental evidence is an advertised asking rent of £1,100 pcm, equivalent to £13,200 annually; achieved rent is unconfirmed. Against the £90,000 guide, this indicates a gross yield of approximately 14.67% before refurbishment, finance, tax, maintenance, vacancy and acquisition costs. Yield on total project cost cannot be established because refurbishment costs are unsupported.

Flip Analysis

The evidence supports an indicative resale GDV range of £158,000–£165,000, but no refurbishment budget, acquisition-cost total or selling allowance is available. A reliable flip surplus and maximum bid therefore cannot be calculated.

Investor Risks & Due Diligence

• The property is stated to require modernisation, but no condition schedule or refurbishment cost evidence is provided.

• The £1,100 pcm figure is an advertised asking rent rather than an achieved passing rent.

• The sold comparables' condition and exact similarity to the subject property are not provided.

• Tenure, occupancy, parking and heating details are not supplied.

• The buyer administration charge is subject to a minimum of £1,800 plus VAT, and the legal pack may contain additional seller-fee obligations.

Recommendation

Potential refurbishment-led BTL or BRRR, subject to a survey, legal-pack review and firm refurbishment quotations. Do not rely on the apparent guide-price discount until the unknown works and additional fees are verified.

Strategy Rating

Analysis Confidence

Recent local completed sales and one advertised rent are available, but the comparable properties' condition, the subject property's refurbishment scope, tenure, occupancy and total project costs are not supplied.