54 & 56 High Street, Ixworth, Suffolk

Description

A Grade II listed pair of terraced houses currently arranged as 1 x one bedroom house and 1 x two bedroom house. With potential to extend and reconfigure into a single dwelling, subject to requisite consents. The property is in need of modernisation and benefits from a rear garden.

Accommodation

54 High Street: Ground Floor - Lounge, Kitchen, Bathroom. First Floor - One Bedroom. 56 High Street: First Floor - Dining Room, Lounge, Kitchen, Shower Room. First Floor - Two Bedrooms.

Location

The property is located on Ixworth High Street, situated between Commister Lane and Thetford Road. Local amenities including pubs, restaurants and shops can be found in Bury St Edmunds Town Centre. Recreational amenities of Mickle Mere Nature Reserve, Troston Woods and Great Livermere Lake are accessible. Transport: Bury St Edmunds - National Rail.

Tenure / Property Information

Investment Analysis

The five supplied Ixworth High Street sales range from £180,000 to £355,000, but they do not provide bedroom counts, floor areas, condition or whether they comprised one or multiple dwellings. The subject is a vacant Grade II listed pair arranged as one-bedroom and two-bedroom houses, requiring modernisation, so the comparables are insufficient to support a reliable low, base or high GDV. The £250,000 guide is not treated as market value. Buyer fee, VAT position and any seller charges are also unspecified.

Investment Snapshot

Strategy Recommendation

Do not bid on the supplied evidence alone. Obtain the legal pack, listed-building/planning advice, a measured inspection and itemised refurbishment quotations before considering either retention or resale.

Works Required

Modernisation of the two existing houses is indicated by the description. Any extension or reconfiguration into a single dwelling would require the requisite consents, with Grade II listed status potentially affecting the scope and cost of works. No specific defects or quantified works schedule is supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be quantified. Purchase price, buyer fee, VAT or other charges are not fully known; refurbishment costs, post-works value and rent are unsupported. Listed-building and consent requirements add uncertainty to any reconfiguration strategy.

Buy-to-Let Analysis

BTL analysis cannot establish rent or yield because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The property is vacant and comprises two existing units, but achievable rents, compliance requirements and operating costs are unknown.

Flip Analysis

A flip appraisal cannot be reliably calculated. Although supplied sales range from £180,000 to £355,000, their differing and unspecified characteristics prevent a dependable GDV, while modernisation costs, buyer charges, VAT and resale costs are unknown.

Investor Risks & Due Diligence

• Grade II listed status may restrict or complicate modernisation, extension and reconfiguration.

• The proposed single-dwelling arrangement is subject to requisite consents and is not assured.

• Refurbishment costs cannot be quantified from the supplied description.

• No reliable rental evidence is available, preventing yield assessment.

• Buyer fee amount is unspecified and VAT may apply; seller charges are also unresolved.

• The supplied comparable sales vary materially in price and lack key property details.

• The property is vacant, so there is no passing rent or established income.

Recommendation

Do not bid on the supplied evidence alone. Obtain the legal pack, listed-building/planning advice, a measured inspection and itemised refurbishment quotations before considering either retention or resale.

Strategy Rating

Analysis Confidence

Five completed sales are supplied, but there is no sufficiently comparable floor area, bedroom, condition or configuration data, and there is no rental, refurbishment-cost, EPC, fee or legal-pack evidence.