53, Hawkeridge Park, Westbury, Wiltshire

Description

Freehold detached house

Accommodation

First floor: Three bedrooms, bathroom/wc. Ground floor: Reception rooms, kitchen/diner, conservatory, cloakroom/wc. Outside: Drive, garden.

Location

The property is located on Hawkeridge Park which lies off The Ham. Shopping amenities are available locally within Westbury Town Centre lying to the south with a further range of amenities found within Trowbridge Town Centre located to the north. Public transport links are available at Westbury Train Station along with a network of local bus services serving the surrounding areas. The property is served by road links including the A350 lying to the east. Recreational pursuits are available locally.

Tenure / Property Information

Investment Analysis

Five sold detached freehold comparables on Hawkeridge Park range from £330,000 to £382,500. The simple average is £354,500, supporting a rounded base GDV of £355,000. The most recent evidence ranges from £335,000 to £382,500, but no condition, size or specification details are supplied to reconcile the variation. The £277,000 guide represents a substantial discount to the comparable evidence, subject to auction terms, condition and any seller fees.

Investment Snapshot

Strategy Recommendation

Potentially attractive guide-price discount versus the supplied same-road comparables, but proceed only after reviewing the legal pack and confirming condition, works, parking, heating and all completion fees. Based on the supplied rent alone, this is not a strong income-led purchase.

Works Required

No specific repair or refurbishment works are evidenced. Obtain a survey and inspect the kitchen, bathroom, conservatory, heating, roof, services, windows and external areas before bidding; no cost allowance is assumed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the guide, 75% of the base GDV is approximately £266,250. However, total acquisition and project cost cannot be calculated because no works allowance or possible seller fees is supplied. The apparent refinance headroom is therefore not sufficient to confirm a viable BRRR outcome, and valuation, lending and rent assumptions remain unverified.

Buy-to-Let Analysis

The only supplied rental evidence is an advertised asking rent of £895 pcm, equivalent to £10,740 annually. Against the £277,000 guide this indicates a gross yield of approximately 3.88%, before finance, maintenance, voids, management, insurance and tax. A yield on total project cost cannot be established because refurbishment costs and any seller fees are unknown. The rent is an asking rent, not an achieved or passing rent.

Flip Analysis

Using the supplied comparables, the base resale value is estimated at £355,000, with an evidence range of £330,000 to £382,500. A flip surplus cannot be calculated reliably because refurbishment costs and any resale/seller costs are not supplied. The apparent guide-to-GDV spread should not be treated as profit.

Investor Risks & Due Diligence

• Condition and required refurbishment works are unknown, so project cost and profit cannot be calculated.

• The sole rental figure is an advertised asking rent rather than an achieved or passing rent.

• Parking and heating details require confirmation from the auction centre.

• The seller may charge additional completion fees, but the amount is not supplied.

• The sold comparables show a wide range from £330,000 to £382,500, with no size or condition information provided.

• Auction legal and contract terms may affect the purchase economics.

Recommendation

Potentially attractive guide-price discount versus the supplied same-road comparables, but proceed only after reviewing the legal pack and confirming condition, works, parking, heating and all completion fees. Based on the supplied rent alone, this is not a strong income-led purchase.

Strategy Rating

Analysis Confidence

The property description, guide, five directly relevant sold comparables, one rental asking figure and known administration charge are supplied. Condition, refurbishment costs, achieved rent, parking, heating and possible seller fees are not evidenced.