46 St Dennis Road, Malmesbury, Wiltshire

Description

A three bedroom mid terrace house in need of modernisation, with rear garden and vacant possession. Conveniently located for the shopping and recreational amenities of Malmesbury. By order of the administrator.

Accommodation

Ground Floor - Entrance Hall, Two Reception Rooms, Kitchen, Bathroom/WC. First Floor - Two Bedrooms. Second/Top Floor - Bedroom.

Location

Located near to the junction of St Dennis Road and High Street. Shopping facilities can be found nearby in the centre of Malmesbury. The surrounding countryside provides a range of recreational amenities to the area. Transport: National Rail - Kemble, Chippenham.

Tenure / Property Information

Investment Analysis

The guide is £110,000. The closest supplied evidence comprises same-road freehold terraced sales at £275,000 and £297,000 in 2022, although the comparable properties' size, condition and specification are not provided. A provisional base GDV of £286,000 is estimated from these two 2022 sales, with a low/high range of £275,000–£297,000. This is subject to substantial uncertainty because the subject requires modernisation and the sales may not be directly comparable.

Investment Snapshot

Strategy Recommendation

Potential refurbishment-led resale, subject to a full survey, measured comparison with the supplied sales and a firm refurbishment quotation. Do not rely on the apparent GDV spread until all auction and project costs are confirmed.

Works Required

Modernisation of the three-bedroom mid-terrace house, including assessment and updating of the two reception rooms, kitchen, bathroom/WC, bedrooms and general finishes. The supplied evidence does not specify individual defects or a works budget.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A provisional base GDV of £286,000 implies 75% refinance proceeds of £214,500. However, total project cost cannot be calculated because refurbishment costs, buyer fees and other applicable charges are unknown. Cash left in and BRRR viability therefore cannot be established.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Refurbishment costs, buyer fees and possible VAT or other charges are also unspecified.

Flip Analysis

The supplied 2022 same-road sales indicate a provisional resale value range of £275,000–£297,000, with a base estimate of £286,000. A flip surplus cannot be calculated because the refurbishment allowance, buyer charges, VAT/other charges and selling allowance are unsupported.

Investor Risks & Due Diligence

• The house is stated to be in need of modernisation, but no detailed condition report or works budget is supplied.

• The buyer's fee is unspecified.

• VAT may apply and other seller's charges may arise under the Special Conditions of Sale.

• No sufficiently specific rental evidence is available, so rental income and yield cannot be assessed.

• The comparable sales do not provide size, specification or condition details and may not be directly comparable.

• EPC, council tax, parking and heating information are not supplied.

Recommendation

Potential refurbishment-led resale, subject to a full survey, measured comparison with the supplied sales and a firm refurbishment quotation. Do not rely on the apparent GDV spread until all auction and project costs are confirmed.

Strategy Rating

Analysis Confidence

The property description, tenure, occupancy and guide are supplied, and there are two relevant same-road 2022 sales. However, comparable size and condition are unknown, the property needs modernisation, and rent, refurbishment costs, buyer fees and other charges are unavailable.