5 Tama Cottages, St. Marys Lane, Upminster, Essex

Description

A characterful two bedroom detached cottage, positioned in a highly desirable location in Upminster. This unique timber-framed home presents a rare opportunity for buyers seeking a property with true individuality with potential to enhance or extend (STPP).

Accommodation

Entrance Porch; Entrance Hall; Living Room - 10'4 x 13'2; Dining Room - 7'9 x 13'2; Kitchen - 10'4 x 7'2; Barn - 18'4 x 19'6; First floor landing - 10'2 x 6'0; Bedroom One - 10'10 x 18'4; Loft Storage - 7'5 x 18'4; Dressing Room - 10'8 x 11'11; Bedroom - 10'2 x 11'11; Bathroom

Location

Situated in Upminster, within walking distance of Cranham Golf Course, The James Oglethorpe Primary School and The Coopers Company & Coborn School, with excellent access to the A127 and M25.

Tenure / Property Information

Investment Analysis

Current market value cannot be established reliably. The only supplied comparable is a £66,500 sale from 1996 and is not suitable for current valuation without further evidence.

Investment Snapshot

Strategy Recommendation

Consider only as a potential BTL purchase, subject to independent valuation, full fee confirmation, survey and rental validation. Do not bid on the current evidence alone.

Works Required

No specific defects or required works are evidenced. Any enhancement or extension is subject to planning permission, with EPC E noted.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR analysis is not supportable because current GDV, refurbishment costs, buyer fees and refinance terms are unavailable.

Buy-to-Let Analysis

The advertised asking rents of £1,500–£1,622 pcm imply gross yields of approximately 6.21%–6.71% against the £290,000 guide, before fees, finance, voids, management and maintenance. Passing rent is not evidenced.

Flip Analysis

A flip surplus cannot be calculated because current resale value, works costs and selling costs are not evidenced.

Investor Risks & Due Diligence

• Guide price is stated as plus fees, but buyer and administration charges are unspecified.

• Rental evidence comprises advertised asking rents rather than achieved or passing rents.

• The only sold comparable dates from 1996 and is not a reliable current valuation basis.

• EPC rating is E.

• Potential enhancement or extension is subject to planning permission.

• Parking is communal and provided in a lay-by opposite the property.

Recommendation

Consider only as a potential BTL purchase, subject to independent valuation, full fee confirmation, survey and rental validation. Do not bid on the current evidence alone.

Strategy Rating

Analysis Confidence

Current comparable evidence, condition, refurbishment costs, fees, council tax, heating and achieved rental evidence are incomplete.