56 Ladybank, Bracknell, Berks, RG12 7HB

Description

A two bedroom flat. Benefiting from a new lease. In need of updating. Conveniently located for the local amenities of Bracknell.

Accommodation

Two bedrooms, Kitchen, Bathroom, Lounge/Diner, Storage Room

Location

The property is located on Ladybank, which can be accessed via Birch Hill Road. Shopping and leisure amenities are available less than half a mile away in the centre of Birch Hill. Swinley Forest is within easy reach, offering open green space for sporting and leisure activities. Nearby road communications are available via the A322.

Tenure / Property Information

Investment Analysis

Five completed sales of leasehold flats on Ladybank range from £150,000 to £205,000. The latest supplied sale was £205,000 on 2 March 2026, while the other sales range from £150,000 to £182,500 between 2021 and 2022. Bedroom count, condition, floor level and specification are not supplied for the comparables, so the GDV range is indicative only. A base GDV of £182,500 is used, with a lower scenario of £167,000 and upper scenario of £205,000.

Investment Snapshot

Strategy Recommendation

Proceed only after reviewing the legal pack, inspecting the heating and confirming the lease, service-charge position, refurbishment scope and all auction charges. The property may have refurbishment or resale potential, but the evidence is insufficient to underwrite BTL, BRRR or a firm maximum bid.

Works Required

Update the flat as supported by the description, subject to inspection and the legal pack. No specific defects or scope are evidenced. The heating system requires buyer inspection because its condition is not warranted or guaranteed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the base GDV, a 75% refinance would be approximately £136,875. Total acquisition and refurbishment cost cannot be calculated because the buyer fee, potential VAT or other charges, and refurbishment budget are not supplied. The apparent gross value margin should therefore not be treated as available equity.

Buy-to-Let Analysis

No sufficiently specific rental comparable or auctioneer rent estimate is supplied, so rent and gross yield cannot be established. The guide price excludes the buyer's fee, and VAT or other seller's charges may apply, further limiting the cost assessment.

Flip Analysis

The supplied completed sales indicate a broad value range of £167,000 to £205,000 for local leasehold flats, but the comparables lack bedroom and condition details. A flip surplus cannot be calculated without supported works, acquisition charges and selling costs.

Investor Risks & Due Diligence

• The flat is described as needing updating, but no detailed condition report or refurbishment scope is supplied.

• The heating system is not warranted or guaranteed and requires inspection.

• No sufficiently specific rental evidence is available, so rental income and yield are unsupported.

• The guide excludes the buyer's fee; VAT and other seller's charges may also apply.

• The legal pack must be reviewed to confirm the new 990-year lease and any service-charge or other lease obligations.

• The comparables do not provide bedroom count, condition or specification, limiting GDV reliability.

• Parking is unallocated off-street parking rather than an identified allocated space.

Recommendation

Proceed only after reviewing the legal pack, inspecting the heating and confirming the lease, service-charge position, refurbishment scope and all auction charges. The property may have refurbishment or resale potential, but the evidence is insufficient to underwrite BTL, BRRR or a firm maximum bid.

Strategy Rating

Analysis Confidence

There are several same-street completed sales and a stated new 990-year lease, but comparable details, rent, refurbishment costs, buyer fees, service charges, council tax and selling costs are not supplied.