5 Knapp Lane, Cam, Dursley, Gloucestershire

Description

Semi-detached house with front and rear gardens and GIA approximately 120.03 sq m (1,292 sq ft).

Accommodation

Ground floor: reception room, kitchen, utility room and integral garage. First floor: three bedrooms and bathroom.

Location

Cam and neighbouring Dursley are among Gloucestershire's most desirable market town and village locations. The area provides independent shops, supermarkets, cafés, restaurants, pubs and leisure facilities. Cam & Dursley rail station is within easy reach. Junction 14 of the M5 motorway is approximately five minutes away. The property is surrounded by countryside, scenic walking routes and has easy access to the Cotswolds Area of Outstanding Natural Beauty.

Tenure / Property Information

Investment Analysis

The strongest evidence is 8 Knapp Lane, a same-street freehold semi-detached sale at £295,000 in March 2025. Earlier same-street sales were £260,000 in June 2022 and £187,500–£195,000 in 2016–2018. A base GDV of £295,000 is indicated, with a lower evidenced reference point of £260,000. The comparables do not confirm identical size, condition, specification or bedroom count, so this is an indicative range rather than a formal valuation. Against the £100,000 guide, the apparent discount is substantial, but condition, fees and project costs are unknown.

Investment Snapshot

Strategy Recommendation

Potential value opportunity, but do not bid on the apparent discount alone. Treat as an inspection-led purchase and proceed only after confirming condition, all auction charges and a conservative resale or rental appraisal. No strategy can be validated until costs and rent are evidenced.

Works Required

No specific refurbishment works are evidenced. Obtain a full inspection and confirm the condition of the house, kitchen, bathroom, services, heating, roof, windows, gardens and integral garage before bidding; no cost allowance is supported by the supplied evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the base GDV, a notional 75% refinance is £221,250. However, purchase costs, refurbishment costs, fees, valuation criteria and mortgage terms are unknown, so total project cost and cash left in cannot be calculated. The apparent guide-to-GDV spread should not be treated as available equity.

Buy-to-Let Analysis

BTL yield cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate was supplied. The vacant three-bedroom accommodation may be lettable, but achievable rent, operating costs, finance costs and compliance requirements remain unverified.

Flip Analysis

The evidenced resale reference range is £260,000 to £295,000, with £295,000 the most recent same-street sale. A flip surplus cannot be calculated because condition, works, buyer or seller charges, finance and selling costs are unsupported. The guide price alone does not demonstrate a viable resale margin.

Investor Risks & Due Diligence

• Condition and required works are not evidenced.

• No sufficiently specific rental evidence or auctioneer rent estimate is available.

• Buyer premium, admin charge and other seller or third-party charges are unspecified.

• Comparable sales differ in date and may differ in size, condition, specification and bedroom count.

• No EPC, council tax or heating information is supplied.

• Vacant possession means no passing rent is available at purchase.

Recommendation

Potential value opportunity, but do not bid on the apparent discount alone. Treat as an inspection-led purchase and proceed only after confirming condition, all auction charges and a conservative resale or rental appraisal. No strategy can be validated until costs and rent are evidenced.

Strategy Rating

Analysis Confidence

There are several same-street completed sales and clear property basics, but no condition report, EPC, heating information, rental evidence, refurbishment costs, buyer premium, admin charge or confirmed property-specific comparable details.