39 Kiln Shaw, Langdon Hills, Basildon, SS16 6LE

Description

Situated in a cul-de-sac off Debden Green, close to local shopping/travelling facilities including Laindon Train Station. Westley Heights Country Park is also nearby. A self-contained first floor flat in a purpose-built block.

Accommodation

Living Room/Kitchen; Bedroom (One); Bedroom (Two); Bathroom/WC

Location

Situated in a cul-de-sac off Debden Green, close to local shopping/travelling facilities including Laindon Train Station. Westley Heights Country Park is also nearby.

Tenure / Property Information

Investment Analysis

The strongest evidence is the direct same-street sale at £155,000 in December 2025. Older same-street sales range from £153,000 to £165,000, although they are less current. A base GDV of £155,000 is therefore used, with a supported evidence range of £153,000–£165,000. The guide is materially below these sales, subject to tenancy, condition, lease and special-condition checks.

Investment Snapshot

Strategy Recommendation

Potentially suitable for a buy-and-hold or BRRR strategy at or near the guide, subject to verifying the passing rent, tenancy, service charge, ground rent, lease term, condition and any additional seller fees. Set a strict bid limit because the rental evidence is weak.

Works Required

No specific refurbishment works are evidenced. Allowance is therefore £0 for calculation purposes only; inspect the flat, common parts and any landlord repair obligations before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £95,000 guide plus the known £1,500 buyer fee, calculated acquisition cost is £96,500 before finance, tax, legal costs, leasehold charges or seller fees. A 75% refinance of the £155,000 base GDV is £116,250, implying £19,750 released before finance and transaction costs. This is indicative only and depends on lender valuation, rent, affordability and leasehold information.

Buy-to-Let Analysis

The flat is let on an Assured Periodic Tenancy, but no passing rent is supplied. The rental evidence consists only of asking rents for different property/location descriptions, ranging from £850 to £1,700 pcm, and is not sufficiently comparable to establish a reliable rent or yield. Leasehold charges, tenancy terms and tenant payment history are also absent.

Flip Analysis

Using the base GDV of £155,000 and the calculated £96,500 acquisition cost gives £58,500 before selling costs, finance, tax and works. No supported selling-cost allowance or refurbishment budget is available, so a formal flip surplus is not stated.

Maximum Bid Indicator

This is an HB screening estimate based on the supplied evidence and HB assumptions. It is not a formal valuation or instruction to bid.

Investor Risks & Due Diligence

• No passing rent or auctioneer rent estimate is supplied, so rental yield cannot be reliably established.

• Rental comparables are asking rents for different locations and property descriptions, including a contradictory studio/2-bed description.

• Lease term is inconsistently stated as approximately 87 and 88 years unexpired.

• Ground rent, service charge, reserve fund, major works exposure and management information are not supplied.

• The property is tenanted, but tenancy terms, rent arrears and tenant payment history are not supplied.

• The seller may charge additional completion fees under the special conditions.

• EPC rating is D.

• The £155,000 base GDV relies primarily on one recent same-street sale, with other comparables being older.

Recommendation

Potentially suitable for a buy-and-hold or BRRR strategy at or near the guide, subject to verifying the passing rent, tenancy, service charge, ground rent, lease term, condition and any additional seller fees. Set a strict bid limit because the rental evidence is weak.

Strategy Rating

Analysis Confidence

Direct same-street sold evidence and the buyer fee are available, but rent, condition, leasehold charges, full tenancy details, finance costs and possible seller fees are not supplied. The lease term is also stated inconsistently as approximately 87 and 88 years.