5 High Oak Road, Ware, Hertfordshire, SG12 7PG

Description

Long leasehold ground floor self-contained maisonette requiring modernisation. By order of a Major Housing Association.

Accommodation

Ground floor: one bedroom, reception room/kitchen, shower room/WC and hallway. Gross Internal Area: approximately 47 sq m (505 sq ft).

Location

Situated on High Oak Road between its junctions with Collett Road and Homefield Road. Public transport links include Ware Mainline Railway Station and local bus services. Road links include the A10 and A414. Shopping amenities are available in Ware Town Centre, Ware High Street and Hertford Town Centre. Recreational facilities include Priory Park, Southern Country Park and the River Lea towpath.

Tenure / Property Information

Investment Analysis

No completed-sale comparables or formal valuation evidence were supplied, so GDV and market value cannot be reliably estimated. The £100,000 guide is not a valuation. The property is a vacant, one-bedroom, 47 sq m ground-floor leasehold maisonette requiring modernisation. The only rental evidence is one advertised asking rent of £700 pcm in SG12; this is not an achieved rent.

Investment Snapshot

Strategy Recommendation

Proceed only after reviewing the legal pack, confirming the full lease terms and obtaining an inspection-based modernisation budget. On the current evidence, treat as a BTL opportunity requiring further validation rather than a priced flip or BRRR project.

Works Required

Modernisation of the existing one-bedroom maisonette, subject to inspection and the legal documentation. No specific defects or quantified works were supplied, so no refurbishment allowance is estimated.

Rental & Market Context

Potential BRRR Position

A BRRR assessment cannot be completed because there is no supported GDV, refurbishment budget or refinance valuation. The new 125-year lease at a peppercorn ground rent is noted, but the remaining lease information is awaited.

Buy-to-Let Analysis

The supplied advertised asking rent is £700 pcm, equivalent to £8,400 annually. Against the £100,000 guide, the indicative gross yield is 8.4%. This is based on asking rent rather than achieved rent and excludes modernisation, finance, management, maintenance, insurance, leasehold and other costs. A net yield cannot be established.

Flip Analysis

A flip surplus cannot be calculated because no completed-sale comparables, GDV, refurbishment cost or supported selling-cost allowance were supplied. The guide price alone is insufficient to assess resale viability.

Investor Risks & Due Diligence

• Lease information is otherwise awaited and must be reviewed before bidding.

• The property requires modernisation, but the scope and cost are unknown.

• The £700 pcm figure is an advertised asking rent, not a passing or achieved rent.

• Potential seller charges on completion are unspecified.

• No completed-sale evidence was supplied to support GDV or resale value.

• Heating and parking information were not supplied.

Recommendation

Proceed only after reviewing the legal pack, confirming the full lease terms and obtaining an inspection-based modernisation budget. On the current evidence, treat as a BTL opportunity requiring further validation rather than a priced flip or BRRR project.

Strategy Rating

Analysis Confidence

Basic property, tenure, occupancy, guide price and one rental listing are supplied, but there are no completed-sale comparables, quantified works, full lease information, heating or parking details, or confirmed achieved rent.