5 Cabot House, Sibland Way, Thornbury, Bristol, BS35 2ED

Description

Spacious ground floor two-bedroom apartment requiring renovation, with a generous living room, separate kitchen, two good-sized bedrooms, bathroom, utility room, enclosed private terrace, single lock-up garage and parking space in front of the garage.

Accommodation

Ground floor flat comprising a generous living room with direct access to an enclosed private terrace, separate kitchen, two bedrooms, bathroom and utility room. Single lock-up garage with space to park a vehicle directly in front.

Location

Situated in Thornbury, a market town north of Bristol, close to shops, cafés, restaurants, schools and everyday amenities. The location has access to the M5, providing connections to Bristol, Gloucester and the wider motorway network.

Tenure / Property Information

Investment Analysis

HM Land Registry evidence shows five leasehold flat/maisonette sales at Cabot House from £165,000 to £215,000, including £215,000 on 31 October 2025 and £195,000 on 13 January 2023. A base GDV of £195,000 is used, with £185,000–£215,000 as an evidence-supported working range. The comparables do not confirm the subject flat's size, exact condition, floor position or lease terms, so this is an indicative range rather than a formal valuation.

Investment Snapshot

Strategy Recommendation

Proceed only after confirming the renovation scope, lease terms, service charges, ground rent and resale condition. The guide appears below the supplied same-building sales range, but the incomplete cost and rental evidence prevents a firm investment recommendation.

Works Required

Renovation of the two-bedroom ground-floor apartment, including the living room, kitchen, bedrooms, bathroom and utility room, subject to inspection. No specific defects, scope, specification or costings are provided. The private terrace, garage and parking should be checked as part of due diligence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £135,000 guide, the known buyer premium is £2,280 including VAT, before refurbishment and any other costs. A 75% refinance against the £195,000 base GDV would be £146,250, but total project cost and cash left in cannot be calculated because refurbishment, finance, lease and other costs are unsupported.

Buy-to-Let Analysis

BTL appraisal cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The EPC is E and renovation is required, while lease length, service charge, ground rent and other lease terms are unknown.

Flip Analysis

The evidence supports an indicative resale range of £185,000–£215,000, with a £195,000 base GDV. A reliable flip surplus cannot be calculated because refurbishment cost, selling costs, finance costs and the final purchase price are unknown.

Investor Risks & Due Diligence

• Refurbishment scope and cost are unquantified.

• No specific rental evidence or passing rent is available.

• Lease length, service charge and ground rent are not provided.

• EPC rating is E.

• Same-building comparables may differ in size, condition, floor position or lease terms.

• Buyer premium of £2,280 including VAT is payable on exchange, with the balance of deposit monies and premium required within 24 hours.

Recommendation

Proceed only after confirming the renovation scope, lease terms, service charges, ground rent and resale condition. The guide appears below the supplied same-building sales range, but the incomplete cost and rental evidence prevents a firm investment recommendation.

Strategy Rating

Analysis Confidence

There are several same-building completed sales and a known guide price and buyer premium, but the subject's exact comparable characteristics, refurbishment costs, rent, lease details and full acquisition costs are not supplied.