41 Ann Street, Ipswich, Suffolk

Description

Two bedroom mid terraced property requiring full refurbishment, close to Ipswich town centre. Located within easy walking distance of Ipswich town centre, this two-bedroom mid-terraced property presents an excellent opportunity for refurbishment. The accommodation comprises two reception rooms, a lower-ground-floor kitchen area, useful storage room, two bedrooms, a bathroom and a separate WC. Offering generous and versatile accommodation, the property provides plenty of scope for improvement and personalisation. Externally, there is a small garden area to the rear as well as a garage which can be accessed via South Street.

Accommodation

Two reception rooms, lower-ground-floor kitchen area, useful storage room, two bedrooms, bathroom and separate WC.

Location

Located within easy walking distance of Ipswich town centre.

Tenure / Property Information

Tenure	Freehold
EPC	Current Rating D
Council Tax	Band A
Parking	Garage accessed via South Street.
Services	Interested parties are requested to make their own enquiries to the relevant authorities as to the availability of services.

Investment Analysis

Same-street freehold terraced sales range from £130,000 to £188,000. The more recent evidence ranges from £150,000 to £188,000, but the comparable bedroom counts and condition are not supplied. An indicative base GDV of £178,000 is therefore used cautiously, with £150,000 low and £188,000 high scenarios. Full refurbishment costs, rental evidence and legal-pack disbursements are not quantified, so project profitability and maximum bid cannot be established reliably.

Investment Snapshot

Guide Price	£60,000 - £80,000 (plus fees)
HB Estimated GDV	£178,000

Strategy Recommendation

Proceed only as a refurbishment-led resale opportunity if the legal pack, building condition and contractor quotations support the GDV. Do not bid using a fixed maximum without verified refurbishment costs.

Works Required

Full refurbishment as stated in the listing, including improvement and personalisation of the two reception rooms, lower-ground-floor kitchen area, bathroom, separate WC, bedrooms and associated finishes. The condition and required specification of individual elements are not supplied, so no detailed scope or cost allowance is assumed.

Rental & Market Context

No sufficiently specific external rental comparable identified.

Sold Comparables

The following completed sales were identified within approximately 5 miles:

6, Ann Street, Ipswich, Ipswich, Ip1 3pd 2025-10-29 · Terraced · Freehold	£188,000
52, Ann Street, Ipswich, Ipswich, Ip1 3pd 2025-01-03 · Terraced · Freehold	£178,000
32, Ann Street, Ipswich, Ipswich, Ip1 3pd 2024-08-30 · Terraced · Freehold	£187,000
62, Ann Street, Ipswich, Ipswich, Ip1 3pd 2024-08-16 · Terraced · Freehold	£150,000
5, Ann Street, Ipswich, Ipswich, Ip1 3pd 2023-10-23 · Terraced · Freehold	£130,000

Potential BRRR Position

Base GDV	£178,000
75% Refinance	£133,500

Using the indicative £178,000 base GDV, a 75% refinance would be approximately £133,500. However, the full refurbishment cost and total project cost are unknown, so cash left in, equity and BRRR viability cannot be calculated.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is provided. Refurbishment costs and total acquisition costs are also unquantified.

Flip Analysis

Recent same-street sales provide an indicative resale range of £150,000 to £188,000, with £178,000 as the base GDV. No refurbishment allowance or supported selling-cost allowance is available, so flip surplus and maximum purchase price cannot be calculated.

Investor Risks & Due Diligence

• The property is described as requiring full refurbishment, but the scope and cost are not provided.

• The comparable sales do not include bedroom counts or condition, limiting GDV comparability.

• No sufficiently specific rental evidence is available, preventing a supported yield assessment.

• Legal-pack disbursements may become payable on completion and are not quantified.

• The guide is stated to be plus fees; the £1,800 buyer premium and £1,200 administration charge are payable on exchange, with other costs potentially payable.

Recommendation

Proceed only as a refurbishment-led resale opportunity if the legal pack, building condition and contractor quotations support the GDV. Do not bid using a fixed maximum without verified refurbishment costs.

Strategy Rating

HB Rating

★★★☆☆

Analysis Confidence

Confidence

Low-Medium

Same-street completed sales and the guide/known auction charges are available, but comparable specifications, refurbishment costs, rental evidence, legal-pack disbursements and detailed condition information are missing.