45 King Street, Rampton, Cambridge, Cambridgeshire, CB24 8QD

Description

An impressive four bedroom non-estate detached house with a detached double garage. The property offers three reception rooms, a kitchen/breakfast room, utility room and a shower room, with four bedrooms on the first floor, one with an en-suite bathroom and a family bathroom. There is parking to the front with access to the double garage and a garden at the rear. Planning permission has been granted for the construction of two detached bungalows to the rear of the property; the planning permission and the land relating to the proposed bungalows are not included in the sale.

Accommodation

Ground floor: hall, WC, lounge, dining room, study, kitchen/breakfast room and utility room. First floor: master bedroom with en-suite bathroom, three further bedrooms and a bathroom. Outside: drive to front, double garage and gardens at rear.

Location

Rampton has a public house and is located between Willingham and Cottenham, both well served with facilities.

Tenure / Property Information

Investment Analysis

The evidence gives a broad range of completed detached-house sales on King Street: £470,000 in 2022 and £760,000 in 2022, with older sales from £330,000 to £375,000. No comparable floor areas, condition details or specification are supplied, so the £550,000 base GDV is an indicative midpoint rather than a formal valuation. The rear bungalow planning permission and associated land are expressly excluded and no value has been attributed to them. The guide is close to the lower supplied 2022 comparable, subject to condition and specification being comparable.

Investment Snapshot

Strategy Recommendation

Treat as a potential income-led purchase only after confirming condition, achievable rent and legal details. Do not rely on the excluded bungalow planning permission or pursue a flip without stronger valuation and cost evidence.

Works Required

No specific defects or refurbishment requirements are identified in the supplied evidence. Allow for inspection-led repairs, redecoration or compliance works only if confirmed during due diligence; the detached double garage, gardens and existing accommodation should be inspected.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £475,000 guide plus the stated £2,400 buyer and admin charges, the analysed cost is £477,400 before other possible costs. At the £550,000 base GDV, 75% refinancing equates to £412,500, leaving indicative cash tied in of £64,900 before finance, tax, valuation and refinancing costs. No refurbishment budget is supported by the evidence, so this is not a confirmed BRRR return.

Buy-to-Let Analysis

Using the advertised asking rent of £2,200 pcm, annual gross rent is £26,400 and the gross yield is approximately 5.56% on the £475,000 guide, or 5.53% including the stated £2,400 buyer premium and admin charge. This is asking-rent evidence, not an achieved rent, and excludes finance, tax, maintenance, voids, management and other possible auction costs.

Flip Analysis

A base GDV of £550,000 implies £72,600 gross value above the guide plus stated charges, before selling costs, finance, tax, legal costs, any works and other auction charges. A reliable flip surplus cannot be calculated because no selling allowance or refurbishment budget is supplied. The wide comparable range creates material valuation risk.

Investor Risks & Due Diligence

• The completed comparable range is wide (£330,000 to £760,000), with no supplied size, condition or specification data.

• The £2,200 pcm figure is an advertised asking rent rather than an achieved or passing rent.

• No property condition or refurbishment requirement is evidenced, so works costs cannot be budgeted.

• Additional auction, legal, search, transfer and seller-cost reimbursement charges may apply and are not quantified.

• The planning permission and land for the two rear bungalows are excluded from the sale and should not be valued as part of this purchase.

• The base total cost excludes finance, tax and any unknown additional charges.

Recommendation

Treat as a potential income-led purchase only after confirming condition, achievable rent and legal details. Do not rely on the excluded bungalow planning permission or pursue a flip without stronger valuation and cost evidence.

Strategy Rating

Analysis Confidence

There are multiple completed local comparables and one advertised rental listing, but comparable sizes and condition, property condition, achieved rent, selling costs, refurbishment costs and other auction charges are not supplied.