4 Eden Grove, Appleby-in-Westmorland, Westmorland, CA16 6FS

Description

A two-bedroom apartment forming part of the Original Eden Grove Residential School House. Benefiting from a designated parking space. Vacant.

Accommodation

Two-bedroom apartment; 1,227 sq ft; furniture included

Location

Surrounded by natural beauty, residents can explore the picturesque Pump Tracks-Velosolutions and Acorn Bank, offering tranquil settings for relaxation and outdoor activities. The property benefits from easy access to public transportation, with the Bolton Memorial Hall bus stop 0.28km away and Appleby railway station 5.59km from the apartment. Situated for access to the Lake District and Northern Dales National Parks, with transport links supplied by the nearby A66 and M6 motorway at Penrith, 11 miles west.

Tenure / Property Information

Investment Analysis

The supplied completed sales for leasehold flats at the same development/postcode range from £129,000 to £297,000. The £194,500 and £220,000 sales provide the most relevant central evidence, while the £297,000 sale may reflect differences in size, specification or condition that are not supplied. Given the subject's stated 1,227 sq ft accommodation, a provisional base GDV of £220,000 is used, with low and high scenarios of £194,500 and £297,000. This is indicative only because the comparable sizes, conditions and individual unit details are unavailable.

Investment Snapshot

Strategy Recommendation

Proceed only after legal, physical and cost due diligence confirms the comparable value and absence of material leasehold or building liabilities. On the supplied evidence, avoid bidding at or materially above the guide without verified rent, costs and condition.

Works Required

No specific repair or refurbishment works are evidenced. Verify condition, furniture, lease terms, service-charge position, building insurance, permissions and any required works through inspection and the legal pack before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the provisional £220,000 base GDV, 75% refinance is approximately £165,000, below the £180,000 guide before buyer fees, VAT, seller charges, finance costs or works. The refinance case therefore does not support release of the guide-price capital on the supplied evidence.

Buy-to-Let Analysis

BTL appraisal cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Council tax, EPC, heating and buyer costs are also unavailable. Do not rely on a rental strategy without verified local rent and full running-cost evidence.

Flip Analysis

At the £180,000 guide, the provisional base GDV indicates £40,000 of gross headroom before works, selling costs, auction charges, VAT, finance and other costs. Because refurbishment requirements and selling allowances are unknown, a reliable flip surplus or maximum bid cannot be calculated.

Investor Risks & Due Diligence

• Comparable sale prices vary materially from £129,000 to £297,000 and unit-specific differences are not supplied.

• No sufficiently specific rental evidence is available, so rental yield cannot be established.

• Buyer premium, VAT, seller charges and other auction costs are unspecified.

• Leasehold service charges, reserve funds, building insurance and other lease liabilities are not supplied.

• The legal pack and physical condition have not been reviewed; no refurbishment allowance can be supported.

• The stated 75% of base GDV refinance figure is below the £180,000 guide before additional acquisition and project costs.

Recommendation

Proceed only after legal, physical and cost due diligence confirms the comparable value and absence of material leasehold or building liabilities. On the supplied evidence, avoid bidding at or materially above the guide without verified rent, costs and condition.

Strategy Rating

Analysis Confidence

There are several same-development completed sales and stated floor area, but comparable sizes/specifications, condition, rent, EPC, service charges, buyer costs, seller charges and building details are missing.