46, Woodland Way, Devizes, Wiltshire

Description

The property comprises this two floor semi detached house. It benefits from front and rear gardens together with off-street parking. Internally it is generally well presented and with some minor cosmetic work could easily be ready for occupation or letting.

Accommodation

First Floor: Three Bedrooms, Bathroom/wc. Ground Floor: Entrance Hall, Two Reception Rooms, Kitchen, Cloakroom/wc. Outside: Front and Rear gardens together with off-street parking.

Location

The property is located in this residential area of Devizes to the south of the town centre. Devizes is an historic market town that now provides a good range of shopping facilities together with recreational pursuits. It has good transport connections with easy access to the nearby towns of Trowbridge and Melksham with the City of Bath some 20 miles to the west.

Tenure / Property Information

Investment Analysis

The two directly matching HM Land Registry sales for 46 Woodland Way were £142,000 in February 2025 and £165,000 in April 2025. A simple evidence-based midpoint gives a base GDV of £153,500, with the two subject-property sales supporting a £142,000–£165,000 range. The property is described as generally well presented with minor cosmetic work required, but its EPC is F and heating details are unavailable. The £1,800 inclusive-of-VAT contract documentation fee is known; seller charges remain unspecified.

Investment Snapshot

Strategy Recommendation

Proceed only subject to inspection, confirmation of EPC/heating implications, full special conditions and a local rental appraisal. Do not set a maximum bid from the available evidence alone.

Works Required

Minor cosmetic work is indicated by the auction description. The scope and cost are not supplied. EPC F and unknown heating details require investigation before committing to any energy-related works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the evidence-based base GDV of £153,500, 75% refinance is approximately £115,125. Total project cost cannot be calculated because refurbishment costs and any seller charges are unknown; therefore cash left in and equity after refinancing are unsupported.

Buy-to-Let Analysis

BTL cannot be properly assessed because no sufficiently specific rental comparable or auctioneer rent estimate is provided. Gross yield, operating surplus and an appropriate purchase price cannot therefore be established. The property has vacant possession and requires at least minor cosmetic work according to the description.

Flip Analysis

The supported resale range is £142,000–£165,000 based on two recent completed sales of the same property. A flip surplus cannot be calculated because refurbishment costs, seller charges and other project costs are not supplied. The £90,000 guide plus the known £1,800 documentation fee totals £91,800 before any works or other charges.

Investor Risks & Due Diligence

• EPC rating F may create additional compliance or improvement requirements, but the necessary works and costs are unknown.

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

• Refurbishment scope is described only as minor cosmetic work and has no supplied cost allowance.

• Seller charges under the special conditions are unspecified.

• Heating details are unavailable.

• The two recent matching sales show a £23,000 price difference.

Recommendation

Proceed only subject to inspection, confirmation of EPC/heating implications, full special conditions and a local rental appraisal. Do not set a maximum bid from the available evidence alone.

Strategy Rating

Analysis Confidence

Recent completed sales directly match the property and support a GDV range, but rental evidence, refurbishment costs, heating information and seller charges are unavailable.