6 Hilton Wynd, Rosyth, Dunfermline, Fife

Description

Two-bedroom top floor flat on Hilton Wynd, Rosyth, close to amenities and transport links. The property requires some cosmetic upgrading and is accessed by secure common entry.

Accommodation

Entrance hallway, open plan lounge and kitchen with a range of wall and base units and Juliet balcony, two spacious double bedrooms, one with ensuite, and family bathroom.

Location

Rosyth is a popular town on the northern shore of the River Forth with shops and services, four local primary schools, secondary schooling in nearby Dunfermline and Inverkeithing, motorway network links, easy access to the M90 and Ferry Toll Park and Ride, and access to Dunfermline, Edinburgh, Fife and east central Scotland.

Tenure / Property Information

Investment Analysis

No completed sales or formal valuation evidence supplied. The £99,000 guide is not a market valuation; GDV cannot be established. The auctioneer’s £850 PCM rent estimate implies a gross yield of approximately 10.3% on the guide price before works, finance, insurance, maintenance and other costs.

Investment Snapshot

Strategy Recommendation

Consider only as a potential buy-to-let, subject to survey, legal-pack review, rental validation and confirmation of refurbishment costs. Do not rely on a flip or BRRR strategy without valuation evidence.

Works Required

Cosmetic upgrading as required, subject to inspection. No specific defects or works scope are evidenced, so a refurbishment budget cannot be supported.

Rental & Market Context

Potential BRRR Position

BRRR cannot be reliably assessed because no GDV, completed sales evidence or refurbishment budget is supplied. The 75% refinance amount and cash left in are therefore unsupported.

Buy-to-Let Analysis

The auctioneer estimates rent at £850 PCM, producing £10,200 annually and approximately 10.3% gross yield on the £99,000 guide. This is an estimate rather than achieved rent, and no sufficiently specific rental comparables were identified. Net yield cannot be established without works and operating costs.

Flip Analysis

Flip viability cannot be established without a supported GDV, refurbishment cost and selling allowance. Cosmetic upgrading is mentioned, but its scope and cost are unknown.

Investor Risks & Due Diligence

• Cosmetic works are required, but the scope and cost are unknown.

• The £850 PCM figure is an auctioneer estimate, not a confirmed achieved rent.

• No completed sales or formal valuation evidence supports GDV.

• A £3,600 minimum buyer administration charge applies, with possible additional legal-pack disbursements.

• Parking and heating details are not supplied.

Recommendation

Consider only as a potential buy-to-let, subject to survey, legal-pack review, rental validation and confirmation of refurbishment costs. Do not rely on a flip or BRRR strategy without valuation evidence.

Strategy Rating

Analysis Confidence

The guide price, tenure, accommodation and auctioneer rent estimate are supplied, but there are no completed sales, specific rental comparables, refurbishment costs, GDV or full fee/disbursement details.