49 South Street, Crowland, Peterborough, Lincolnshire

Description

A detached three bedroom 1940s house offered with vacant possession, an instruction from Executors. The property offers two good sized reception rooms, kitchen, utility, pantry and a w.c. on the ground floor with three bedrooms and a bathroom on the first floor. Outside provides a good sized garden at rear and a single detached garage.

Accommodation

Ground floor: Hall, lounge, dining room, kitchen, utility, pantry and a w.c. First floor: Landing, three bedrooms and a bathroom. Outside: Drive with parking and access to a detached garage. Garden at rear.

Location

Crowland is situated north of Peterborough and offers local facilities, with a main line rail link located in Peterborough with access to London Kings Cross.

Tenure / Property Information

Investment Analysis

The three-bedroom detached freehold house is supported by same-street detached completed sales of £195,000 in June 2024 and £225,000 in July 2023. The £285,000 sale from 2020 is older and indicates wider historical variation. A provisional base GDV of £210,000 is used, with a low scenario of £195,000 and high scenario of £225,000. This is not a formal valuation and the property's condition, specification and precise comparability are not evidenced.

Investment Snapshot

Strategy Recommendation

Do not rely on the guide price as a confirmed margin. Proceed only subject to inspection, legal-pack review and a purchase price that leaves room below the provisional market-value range after all fees and any works.

Works Required

No specific defects or required works are evidenced. Obtain a full inspection and legal review before budgeting. The current EPC rating is E, so any energy-efficiency improvements should be assessed, but 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

Using the provisional £210,000 base GDV, 75% refinance proceeds would be approximately £157,500. Total project cost cannot be calculated because refurbishment costs, finance costs and potentially payable disbursements are unsupported. The refinance position therefore remains untested.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Vacant possession provides no passing-rent evidence. Allow for the £1,200 buyer premium, £1,200 administration charge and any legal-pack disbursements or special-condition costs.

Flip Analysis

A provisional resale value range of £195,000 to £225,000 is indicated by the most relevant same-street completed sales. A flip surplus cannot be calculated because refurbishment costs, selling costs and the property's actual condition are not evidenced.

Investor Risks & Due Diligence

• The property's condition is not evidenced beyond its 1940s age description and EPC rating E.

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

• The £1,200 buyer premium and £1,200 administration charge are payable, with further disbursements or special-condition costs potentially applicable.

• The comparable evidence shows a wide historical price range and may not fully reflect this property's condition or specification.

• Finance, selling and refurbishment costs are not supplied and could materially affect returns.

Recommendation

Do not rely on the guide price as a confirmed margin. Proceed only subject to inspection, legal-pack review and a purchase price that leaves room below the provisional market-value range after all fees and any works.

Strategy Rating

Analysis Confidence

There are several relevant completed sales on the same street and clear tenure, occupancy and accommodation information, but no condition survey, rental evidence, refurbishment budget, formal valuation or complete cost schedule.