41 High Street, Stoke Goldington, Newport Pagnell, Buckinghamshire, MK16 8NP

Description

Beautiful semi-detached Grade II listed period cottage offering over 1,000 sq ft of living space, two separate reception rooms, off-road parking and tasteful sympathetic décor. Character features include oak flooring, inglenook fireplaces, a log burner and exposed ceiling beams. The property has modern electric central heating and double glazing. EPC exemption is in place.

Accommodation

Entrance porch; dining room measuring 16'0 x 13'6 with dual aspect double-glazed windows, radiator, inglenook fireplace, exposed beams, oak wood flooring and stairs to the first floor; lounge measuring 16'0 x 11'10 with dual aspect double-glazed windows, radiator, inglenook fireplace with log burner, oak wood flooring and exposed beams; kitchen measuring 12'5 x 11'2 with fitted units, stone-effect worktops, ceramic sink, integrated oven, hob and filter hood; cloakroom; bathroom measuring 6'5 x 5'1 with rolltop bath, WC and heated towel rail; landing; bedroom one measuring 16'1 x 13'0 with dual aspect double-glazed windows, radiator and fitted wardrobes; bedroom two measuring 13'1 x 11'3 with double-glazed window, radiator, fitted wardrobes and cupboard housing the hot water and heating system; front courtyard garden, side access and rear garden with corner patio, rockery and flowerbeds.

Location

Very attractive village location on the edge of Newport Pagnell. A short distance from Stoke Goldington C of E First School, which is described as outstanding rated.

Tenure / Property Information

Investment Analysis

The only completed comparable supplied is 41A High Street, a semi-detached freehold property sold for £275,000 on 10 December 2020. This provides an indicative benchmark, but it is dated and not confirmed as directly equivalent to the subject property. A current market value cannot be established confidently. The £240,000–£260,000 guide is below the historic comparable, but the known buyer premium and admin charge total £3,540 before any other auction-related costs.

Investment Snapshot

Strategy Recommendation

Treat as a potential owner-occupier or long-term hold rather than an underwritten BTL, BRRR or flip. Proceed only after legal, structural and listed-building due diligence confirms the property and total acquisition costs justify the bid.

Works Required

No specific defects or refurbishment requirements are evidenced. Retain the existing sympathetic décor and character features, subject to survey and listed-building requirements. Verify the condition of the electric heating, windows, roof, services and any proposed alterations before bidding; no cost allowance is supported by the evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR appraisal cannot be completed reliably because refurbishment costs, current rent and a current refinance valuation are not evidenced. Applying 75% to the indicative £275,000 benchmark gives £206,250, but this should not be treated as a confirmed refinance value. Further auction charges, finance costs and any works would reduce available equity.

Buy-to-Let Analysis

BTL underwriting is not possible because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Consequently, rent, gross yield and cash-flow performance cannot be established. The property has an EPC exemption and modern electric central heating, which should be considered in tenant demand and operating-cost assessment.

Flip Analysis

The supplied £275,000 2020 comparable is the only resale benchmark. A flip surplus cannot be calculated because refurbishment costs, current GDV certainty and selling costs are unsupported. At the £240,000–£260,000 guide, the known £3,540 buyer premium and admin charge must be added, with other possible auction charges also requiring confirmation.

Investor Risks & Due Diligence

• Grade II listed status may restrict alterations and require listed-building consent.

• The EPC is exempt, so energy performance should be independently assessed rather than inferred from the description.

• Electric central heating may create higher or more variable running costs than gas alternatives.

• No sufficiently specific rental evidence is available, preventing reliable BTL yield analysis.

• The only supplied comparable is a single transaction from December 2020 and may not reflect current value.

• Additional auction charges may include search fees, seller-cost reimbursement, legal fees and transfer fees.

• No condition survey or quantified works budget is supplied.

Recommendation

Treat as a potential owner-occupier or long-term hold rather than an underwritten BTL, BRRR or flip. Proceed only after legal, structural and listed-building due diligence confirms the property and total acquisition costs justify the bid.

Strategy Rating

Analysis Confidence

The description, tenure, guide and known buyer/admin charges are detailed, but there is only one dated comparable, no rental evidence, no condition survey, no council tax, no occupancy information and no refurbishment or selling-cost evidence.