6 Burnsall Place, Harpenden, Hertfordshire

Description

The property is quietly situated in a cul-de-sac to the south of the town centre, Harpenden Station 0.9 miles. The house is presented in good order with contemporary kitchen and bathroom fittings, double glazing and gas heating. The large, corner plot garden offers potential for extension and development, subject to planning.

Accommodation

Ground Floor: Entrance hall with stairs, dual aspect lounge and dining room, kitchen / breakfast room. First Floor: Landing, 3 bedrooms, bathroom. Outside: Front garden and driveway, rear garden, garage.

Location

Quietly situated in a cul-de-sac to the south of the town centre. Harpenden Station 0.9 miles.

Tenure / Property Information

Investment Analysis

Sold comparables on Burnsall Place range from £550,000 to £670,000, with more recent 2024 sales at £550,000, £626,600 and £670,000. The subject is described as a 3-bedroom semi-detached house in good order with contemporary kitchen and bathroom fittings. A base GDV of £575,000 is adopted, broadly aligned with the £575,000 2022 comparable and within the recent evidence range. The corner plot's extension/development potential is subject to planning and is not assigned an additional value.

Investment Snapshot

Strategy Recommendation

Treat as a potential owner-occupier purchase or cautious value-add opportunity rather than an underwritten BTL or development project. Bid only after reviewing legal documents, condition and planning prospects, because the apparent margin depends on the guide being achievable and no unprovided costs arising.

Works Required

No specific refurbishment works are identified in the supplied description, which states the property is in good order. Allow for inspection, legal/planning review and any minor works identified after viewing. Do not assume extension or development value without planning evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £475,000 guide, the £2,700 buyer premium and no quantified refurbishment allowance, the indicative total is £477,700. At the base GDV of £575,000, a 75% refinance would be £431,250, leaving approximately £46,450 of capital in before finance costs, tax, legal costs and any works. This is only a preliminary calculation because refurbishment, lending terms and other acquisition costs are unknown.

Buy-to-Let Analysis

BTL analysis cannot be completed because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Rent, yield, operating costs and debt-service coverage remain unverified. The known acquisition calculation uses the £475,000 guide plus the £2,700 buyer premium only, excluding any unprovided costs.

Flip Analysis

At the guide price plus the known £2,700 buyer premium, the project cost before any works, finance, tax, legal or selling costs is £477,700. Against the base GDV of £575,000, the unadjusted difference is £97,300. A reliable flip surplus cannot be calculated because no refurbishment allowance or selling-cost allowance is supplied. The extension/development potential is subject to planning.

Investor Risks & Due Diligence

• The guide price may rise at auction and is not a valuation.

• No rental evidence is supplied, so BTL income and yield cannot be established.

• No quantified refurbishment, finance, tax, legal or selling costs are available.

• Extension and development potential is expressly subject to planning and has not been valued.

• Tenure, lease and occupancy information are not supplied.

• Additional fees may be listed in the Special Conditions of Sale.

Recommendation

Treat as a potential owner-occupier purchase or cautious value-add opportunity rather than an underwritten BTL or development project. Bid only after reviewing legal documents, condition and planning prospects, because the apparent margin depends on the guide being achievable and no unprovided costs arising.

Strategy Rating

Analysis Confidence

Good location, property description and several same-street completed sales are supplied, but tenure, rental evidence, condition survey, planning status, EPC, taxes, finance costs and selling costs are unavailable.