6 Charles Street, Boston, Lincolnshire, PE21 6DW

Description

A Vacant Two Bedroom End of Terrace House. The property comprises a two bedroom end of terrace house arranged over ground and first floors. The property requires a program of refurbishment and repairs.

Accommodation

Ground Floor: Reception Room, Kitchen, Bathroom. First Floor: Two Bedrooms. Exterior: rear yard.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Jenny's Wood are within easy reach. Transport links are provided by Boston rail station.

Tenure / Property Information

Investment Analysis

The only recent completed-sale evidence is the same address at £75,000 on 1 April 2026. This supports a £75,000 reference value, but does not establish a post-refurbishment GDV because the condition and specification at the time of sale are not provided. The £70,000+ guide plus the known £1,800 admin charge is at least £71,800 before refurbishment and any disbursements or other legal charges.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence. Obtain the legal pack, a detailed refurbishment quotation and rental evidence before considering a value-add purchase.

Works Required

The description supports a programme of refurbishment and repairs to the two-bedroom house, including the reception room, kitchen, bathroom, bedrooms and rear yard. No specific defects, systems or quantities are supplied, so a works budget cannot be estimated reliably.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £75,000 reference GDV, a 75% refinance would be approximately £56,250. Total project cost cannot be calculated because the refurbishment allowance, disbursements and other purchase costs are unknown; therefore the cash left in and equity position are unsupported.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Refurbishment costs and additional purchase charges are also unknown, so neither rent yield nor cash-on-cash performance can be calculated.

Flip Analysis

A £75,000 reference resale value is supported by the same-address completed sale, but the refurbishment scope, total project cost and selling costs are unknown. A reliable flip surplus or maximum bid cannot therefore be calculated.

Investor Risks & Due Diligence

• The property is stated to require refurbishment and repairs, but the defects and scope are unspecified.

• No sufficiently specific rental evidence is available, preventing BTL yield analysis.

• Disbursements, search fees, seller costs, legal fees and transfer fees may be payable in addition to the known £1,800 admin charge.

• The same-address sale does not confirm the property's condition or specification after refurbishment.

Recommendation

Do not bid on the current evidence. Obtain the legal pack, a detailed refurbishment quotation and rental evidence before considering a value-add purchase.

Strategy Rating

Analysis Confidence

A recent same-address completed sale supports the reference value, but there is no quantified refurbishment scope, rental evidence, full fee schedule or post-refurbishment comparable evidence.