397 West Wycombe Road, High Wycombe

Description

The property comprises a large Four/Five bedroom detached house with redevelopment potential (subject to consents). Arranged across ground, first and second floors, the property provides Four/Five bedrooms. The property occupies a large site of 0.19 acres (0.075 hectares) and may be suitable for redevelopment, with adjacent properties undergoing redevelopment to provide blocks of flats.

Accommodation

Arranged across ground, first and second floors; Four/Five bedrooms; 1,571 sq ft (146 sq m). Large rear garden.

Location

The property is located on West Wycombe Road, High Wycombe. Nearby 391 West Wycombe Road was recently redeveloped to provide a mix of 7 one/two bedroom flats, and adjacent Elizabeth Place (395 West Wycombe Road) was developed to provide 6 flats.

Tenure / Property Information

Investment Analysis

The £650,000 guide is not a supported GDV or formal market valuation. The closest supplied evidence includes 391 West Wycombe Road at £541,500 in April 2021 and 397 West Wycombe Road at £387,000 in March 2019, but these are dated and do not establish current value for this property. Nearby redevelopment into flats demonstrates potential only; no planning consent, scheme, unit mix, GDV evidence or development appraisal is supplied. The guide is therefore difficult to validate and should not be treated as a confirmed value.

Investment Snapshot

Strategy Recommendation

Treat as a planning-led opportunity rather than a conventional BTL. Obtain planning, valuation and development appraisals before bidding; on the supplied evidence, avoid relying on the redevelopment potential to justify the £650,000 guide.

Works Required

No specific defects or refurbishment requirements are evidenced. Any redevelopment or conversion works would be subject to planning and other consents, with scope and cost currently unsupported.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed reliably because no supported GDV, refurbishment budget, acquisition fees, planning outcome or refinance terms are supplied. The redevelopment potential is unquantified and refinancing at 75% of GDV cannot be calculated.

Buy-to-Let Analysis

The supplied advertised asking rent is £1,990 pcm, equivalent to £23,880 annually. Against the £650,000 guide, this indicates approximately 3.67% gross yield before finance, maintenance, voids, management, tax and transaction costs. The rent is an asking figure rather than achieved or passing rent, and no costs or fees are supplied.

Flip Analysis

A flip appraisal cannot be supported. No current GDV, planning consent, conversion scheme, works budget, professional costs, finance costs or selling allowance is supplied. The adjacent flat developments indicate potential but do not establish a value or viable scheme for this property.

Investor Risks & Due Diligence

• Redevelopment is expressly subject to consents and no planning approval or scheme is supplied.

• The adjacent flat developments do not prove that a similar scheme would be permitted or viable for this property.

• The £650,000 guide cannot be reconciled reliably with the supplied dated sales evidence.

• The £1,990 pcm figure is an advertised asking rent, not an achieved or passing rent.

• Buyer fees, VAT and possible seller charges are unspecified and would increase total acquisition cost.

• No condition survey or refurbishment budget is supplied.

• No parking, EPC, council tax, heating or other operational details are provided.

Recommendation

Treat as a planning-led opportunity rather than a conventional BTL. Obtain planning, valuation and development appraisals before bidding; on the supplied evidence, avoid relying on the redevelopment potential to justify the £650,000 guide.

Strategy Rating

Analysis Confidence

The property description, tenure, vacancy, guide, one advertised rent and historical nearby sales are supplied, but current valuation, planning position, condition, works costs, fees and development appraisal are absent.