5 Hartington Road, Cromer, Norfolk

Description

A well-presented two-bedroom courtyard cottage occupying a desirable corner position within a former stable block. Offering accommodation over two floors, an open-plan living space, two bedrooms, shower room and a fully enclosed courtyard garden, the property represents an attractive opportunity for both owner occupation and investment. The existing successful holiday letting use adds particular appeal for purchasers looking for an income-producing property, whilst the property's character, privacy and manageable outdoor garden make it equally suitable as a permanent home or second-home retreat.

Accommodation

Ground Floor: Kitchen area opening into open plan sitting/dining room with double doors to the rear and stairs to the first floor. First Floor: First floor landing, two bedrooms and shower room. Outside: Enclosed rear courtyard.

Location

A charming two-bedroom cottage, tucked away within a courtyard.

Tenure / Property Information

Investment Analysis

The most relevant evidence is the £172,500 sale of 6 Hartington Road in June 2026 and the subject property's own £165,000 sale in November 2021. These support a base GDV of £172,500, with £165,000 as a cautious lower scenario. The comparables do not provide bedroom counts or condition detail, and no higher comparable is supplied, so a supported high scenario cannot be established.

Investment Snapshot

Strategy Recommendation

Conditional income hold, subject to verifying the holiday-let trading records, permitted use, council tax/business-rates position and operating costs. Do not rely on the advertised residential rent alone without confirming the preferred letting model.

Works Required

No specific defects or refurbishment requirements are evidenced. The property is described as well presented and has an EPC rating of C, so no works allowance can be reliably costed from the supplied information.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £172,500 base GDV, a 75% refinance would be approximately £129,375. However, refurbishment cost, purchase costs beyond the stated £1,800 buyer premium and administration charges, finance costs and actual holiday-let income are not supplied, so total project cost and cash left in cannot be established reliably.

Buy-to-Let Analysis

The supplied advertised rents of £900-£925 pcm imply annual gross rent of £10,800-£11,100 and a gross yield of approximately 7.71%-7.93% against the £140,000 guide. This is based on asking rents rather than achieved rents, and the property is currently operated as a holiday let with no passing holiday-let income supplied. Operating costs, voids, management, utilities and any change to council tax or business rates treatment are not included.

Flip Analysis

The base GDV is supported by the recent £172,500 same-road comparable, but refurbishment costs, legal and selling costs, finance costs and any selling allowance are unavailable. A reliable flip surplus or maximum bid cannot therefore be calculated.

Investor Risks & Due Diligence

• The current holiday-let income is described as successful, but no actual bookings, accounts or passing income are supplied.

• The property has historically been assessed for business rates and has no current council tax band; future treatment needs confirmation with the local authority.

• The stated buyer premium and administration charge total £1,800, while possible disbursements, search fees, seller-cost reimbursement, legal fees and transfer fees remain unspecified.

• The rental evidence consists of advertised asking rents rather than achieved rents.

• No detailed refurbishment, finance or selling-cost information is supplied, preventing a reliable maximum bid or flip-profit calculation.

• The comparable sales do not provide bedroom counts or condition details, limiting direct valuation comparison.

Recommendation

Conditional income hold, subject to verifying the holiday-let trading records, permitted use, council tax/business-rates position and operating costs. Do not rely on the advertised residential rent alone without confirming the preferred letting model.

Strategy Rating

Analysis Confidence

Recent same-road sale, the subject's prior sale and advertised rents are available, but comparable property details, achieved income, refurbishment costs, full acquisition costs and selling costs are incomplete.