4 Almond Tree Close, Sheerness, Kent, ME12 1LA

Description

Vacant leasehold self-contained first-floor flat with two bedrooms, a side garden and GIA approximately 66.14 sq m (712 sq ft). The vendor will not accept offers prior to auction.

Accommodation

Reception Room, Two Bedrooms, Kitchen, Bathroom, Side Garden. GIA approximately 66.14 sq m (712 sq ft).

Location

Located on the east side of Almond Tree Close. The shops, restaurants and bars of Sheerness are to the north east. Sheerness-on-Sea rail station is approximately 1.2 miles north east. The A249 is to the west. Minster Leas Beach is to the east.

Tenure / Property Information

Investment Analysis

The strongest evidence is 12 Almond Tree Close, which sold for £168,500 on 27 July 2026. Other identified sales on the same close were £145,000 in December 2021, £120,000 in March 2020 and £132,000 in March 2019. A base GDV of £168,500 is indicated by the latest comparable, but exact size, condition and specification comparisons are unavailable. The £145,000 sale is used as a cautious lower scenario; no supported higher scenario is available.

Investment Snapshot

Strategy Recommendation

Proceed only after legal, physical and lease review, with bidding based on a verified resale value and independently costed works. Do not rely on the unsupported rental evidence for a BTL or BRRR decision.

Works Required

No specific defects or refurbishment requirements are evidenced. Obtain a full inspection and confirm the condition of the kitchen, bathroom, finishes, services, windows and garden before budgeting works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A 75% refinance of the £168,500 base GDV would be approximately £126,375. Total project cost cannot be calculated because the purchase price, refurbishment allowance and buyer or administration charges are not supplied. BRRR feasibility therefore remains unconfirmed.

Buy-to-Let Analysis

BTL viability cannot be quantified because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. The flat is vacant and has a new 125-year lease from completion at a peppercorn ground rent, but actual rent, operating costs, buyer fees and condition remain unverified.

Flip Analysis

The latest same-close completed sale supports a potential resale benchmark of £168,500, with £145,000 as a more cautious historic reference. A flip surplus cannot be calculated because the eventual purchase price, works, selling costs and other acquisition charges are unknown.

Investor Risks & Due Diligence

• Actual auction purchase price may exceed the £90,000 guide.

• No sufficiently specific rental evidence or auctioneer rent estimate is available.

• Property condition and any required refurbishment works are not evidenced.

• Buyer premium, administration charge and other seller or third-party charges are unspecified.

• The comparable sales do not include sufficient detail to confirm identical size, condition or specification.

• Lease terms beyond the stated new 125-year term and peppercorn ground rent require legal confirmation.

Recommendation

Proceed only after legal, physical and lease review, with bidding based on a verified resale value and independently costed works. Do not rely on the unsupported rental evidence for a BTL or BRRR decision.

Strategy Rating

Analysis Confidence

There are multiple same-close completed sales, including a recent July 2026 sale, but there is no rental evidence, condition assessment, detailed comparable specification, buyer fee information or refurbishment costing.