6 Half Moon Cottages, High Wych, Sawbridgeworth, Hertfordshire

Description

A beautifully presented two/three-bedroom character cottage in the sought-after village of High Wych, Sawbridgeworth, arranged over three floors and benefiting from a larger-than-average rear garden. The property is stated to be vacant from 18 January 2027; the current tenant is due to vacate by January 2027.

Accommodation

Ground floor: sitting room/living room, kitchen with direct access to the rear garden, and bathroom. First floor: two bedrooms, including a double bedroom and a versatile second room currently used as an additional double bedroom. Second floor: principal third bedroom with bespoke fitted wardrobes and eaves storage.

Location

Situated in the village of High Wych, offering a countryside setting with scenic walks and access to Sawbridgeworth, including its road and rail links to London and surrounding areas.

Tenure / Property Information

Investment Analysis

The strongest evidence is the directly comparable 7 Half Moon Cottages, which sold for £410,000 in November 2021. The subject is also a terraced freehold cottage in the same development, but the evidence does not establish differences in size, condition, plot, parking or exact market movement since 2021. A cautious HB scenario is therefore £380,000–£440,000, with £410,000 as the base GDV estimate. The £250,000 guide is materially below that historic comparable, but legal-pack, condition and disbursement information remain incomplete.

Investment Snapshot

Strategy Recommendation

Treat as a potential value opportunity rather than a BTL investment. Proceed only after confirming vacant possession timing, title/legal-pack liabilities, condition, current market value and achievable rent; do not rely on the apparent GDV spread without those checks.

Works Required

No specific refurbishment works are evidenced because the property is described as beautifully presented. The EPC is rated E, so energy-related improvement requirements should be checked, but no cost allowance is supported. Legal-pack and survey review are required before pricing works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £250,000 guide, known purchase and stated charges total £252,400 before works, disbursements, taxes, finance and other costs. A 75% refinance against the £410,000 base GDV is estimated at £307,500, implying £55,100 more than this limited cost base, but this is not a cash-profit calculation and excludes unsupported refurbishment and transaction costs. BRRR viability cannot be confirmed without reliable rent, condition, finance and legal-pack evidence.

Buy-to-Let Analysis

Using the sole supplied advertised asking rent of £330 pcm, annual rent is £3,960. This produces approximately 1.58% gross yield on the £250,000 guide and 1.57% on the guide plus the £2,400 known buyer and administration charges. The rent is asking evidence rather than achieved rent, and no operating costs, finance costs or void allowance are supplied. BTL is therefore unattractive on the available evidence.

Flip Analysis

Against the £410,000 base GDV, the guide plus the two stated £1,200 charges leaves a gross pre-works and pre-selling-cost difference of £157,600. This is not a supported flip surplus because refurbishment, selling costs, taxes, finance, disbursements and the current resale value are not evidenced. The comparable is from 2021 and may not represent the 2026/27 achievable price.

Investor Risks & Due Diligence

• The £410,000 comparable completed in 2021 may not reflect the achievable current market value.

• The only rental evidence is a £330 pcm advertised asking rent, not an achieved passing rent.

• No refurbishment cost evidence is supplied, despite the EPC rating of E.

• Disbursements, search fees, seller-cost reimbursements, legal fees and transfer fees may be payable under the special conditions.

• Vacant-possession timing is stated as January 2027, so the property may not be immediately available for occupation or letting.

• Parking and heating information are not supplied.

• The comparable may differ from the subject in size, condition, layout, garden and other characteristics.

Recommendation

Treat as a potential value opportunity rather than a BTL investment. Proceed only after confirming vacant possession timing, title/legal-pack liabilities, condition, current market value and achievable rent; do not rely on the apparent GDV spread without those checks.

Strategy Rating

Analysis Confidence

There is one strong same-development completed sale and clear guide/fee data, but the principal comparable is from 2021, rental evidence is limited to one asking rent, and there are no supported works, current valuation, selling costs, disbursements or detailed legal-pack findings.