6 Ferry Hill, Gorleston, Great Yarmouth, Norfolk NR31 0PD

Description

Unique three storey property overlooking the River Yare with 21 metre (69 ft) wide, deep sea mooring included in the sale. The property is situated behind a flood barrier maintained by the Environmental Agency and has split level gardens to the front and rear. Formerly commercial, the building has subsequently obtained residential use.

Accommodation

Ground floor: gym with shower room, fully fitted industrial kitchen and conservatory. First floor: external staircase to hall, cloakroom, boot room, spacious sitting room/dining area with French doors leading onto a glass balcony with river views, kitchen/breakfast room and an exterior office. Second floor: landing, four bedrooms and shower room. Two bedrooms overlook the river and the master bedroom has French doors and built-in wardrobes.

Location

Overlooking the River Yare in Gorleston, behind a flood barrier. The deep sea mooring has clear access to navigate to sea without any bridge restriction, and the Norfolk Broads are approximately 10 minutes away. What3Words: ///nodded.twice.winks

Tenure / Property Information

Investment Analysis

The £280,000–£300,000 guide is materially above the supplied comparable sales: No. 2 Ferry Hill sold for £120,000 in January 2025 and £185,000 in May 2022, while No. 6 sold for £140,000 in January 2009. However, this property is a larger four-bedroom, three-storey former commercial building with a 21-metre deep-sea mooring, so direct comparison is limited. The mooring, residential-use history, flood-barrier setting and unusual accommodation require legal, planning, insurance and condition verification. The evidence does not support a reliable GDV estimate.

Investment Snapshot

Strategy Recommendation

Proceed only as a specialist owner-occupier or lifestyle purchase if the mooring, residential status, flood risk, condition and insurance position are satisfactory. Do not rely on BTL, BRRR or flip returns without independent valuation, survey and rental evidence.

Works Required

No specific defects or required works are evidenced. Obtain a full survey and verify the residential-use status, EPC implications, flood-related requirements, building condition, services and the condition and legal documentation for the included mooring before budgeting works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR analysis cannot be underwritten without a supported GDV, refurbishment budget, achievable rent and finance assumptions. The property’s unusual former-commercial history, mooring and flood-barrier location make specialist due diligence particularly important before relying on refinance value.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The guide price is £280,000–£300,000, with a stated £1,140 buyer premium and £1,200 administration charge, before any disbursements or other legal-pack costs.

Flip Analysis

A flip case cannot be quantified because there is no supported GDV, refurbishment allowance or selling-cost allowance. The guide is substantially above the latest supplied same-road sale, although the subject has materially different accommodation and a deep-sea mooring.

Investor Risks & Due Diligence

• No sufficiently specific rental evidence is available, preventing a supported rental-yield calculation.

• The property is behind a flood barrier, so flood risk, insurance availability and related costs require verification.

• The building was formerly commercial and later obtained residential use; planning, building-regulation and title documentation should be checked.

• The 21-metre deep-sea mooring is included, but its title, rights, maintenance obligations and condition are not evidenced.

• The latest supplied comparable on Ferry Hill sold for £120,000, materially below the auction guide, although it is not confirmed to be directly comparable.

• Buyer premium and administration charge total £2,340, with possible additional disbursements and other legal-pack charges.

Recommendation

Proceed only as a specialist owner-occupier or lifestyle purchase if the mooring, residential status, flood risk, condition and insurance position are satisfactory. Do not rely on BTL, BRRR or flip returns without independent valuation, survey and rental evidence.

Strategy Rating

Analysis Confidence

The listing provides detailed accommodation, tenure and auction charges, but there is no reliable rental evidence, refurbishment information, formal valuation, recent directly comparable sale of the subject, or supported resale scenario for the mooring-equipped property.