61 Belfield Road, Pembury, Tunbridge Wells, Kent

Description

An end of terrace house situated in a popular residential area conveniently situated for the centre of the village of Pembury and now in need of refurbishment and modernisation.

Accommodation

Ground Floor: Entrance hall, inner hallway, living room, kitchen, store/workshop and separate downstairs W.C. First Floor: Landing, two bedrooms and shower room with W.C. Outside: Gardens to front and rear.

Location

Popular residential area conveniently situated for the centre of the village of Pembury.

Tenure / Property Information

Investment Analysis

The only completed-sale evidence is on Belfield Road and dates from 2014 to 2018, ranging from £210,000 to £327,000. The two latest sales were £320,000 and £327,000, while bedroom counts, floor areas, condition and any market-time adjustment are not supplied. A provisional evidence-led GDV range is therefore £299,950–£327,000, with £320,000 used as the base estimate, subject to substantial uncertainty.

Investment Snapshot

Strategy Recommendation

Treat as a potential refurbishment-led resale or owner-occupier opportunity only after a full inspection and fixed works quotation. Do not set a maximum bid from the current evidence because costs, fees and current market value are insufficiently established.

Works Required

Refurbishment and modernisation are required, but the evidence does not identify specific defects or provide a costed scope. The kitchen, shower room/W.C., internal finishes and general condition should be inspected and priced before bidding. The EPC is D, but no specific energy works are evidenced.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the provisional £320,000 base GDV, 75% refinancing equates to £240,000. Total acquisition and refurbishment cost cannot be calculated because works, administration/other charges, tax and registration costs are not quantified. Cash left in and equity are therefore unsupported.

Buy-to-Let Analysis

No sufficiently specific rental comparable or auctioneer rent estimate is supplied, so rent and gross yield cannot be established. The property has vacant possession and there is no passing-rent evidence.

Flip Analysis

The same-road completed sales provide a provisional historical GDV range of £299,950–£327,000, but they are dated 2014–2018 and lack size, bedroom and condition detail. With no refurbishment budget, purchase costs, selling allowance or current comparable evidence, a reliable flip surplus cannot be calculated.

Investor Risks & Due Diligence

• The extent and cost of the required refurbishment and modernisation are unknown.

• The completed-sale comparables are historic, from 2014 to 2018, and lack size, bedroom and condition details.

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

• An administration fee and other non-optional fees may be payable, but no amounts are supplied.

• Stamp Duty, Land Registry fees and VAT may apply, with no quantified amounts supplied.

Recommendation

Treat as a potential refurbishment-led resale or owner-occupier opportunity only after a full inspection and fixed works quotation. Do not set a maximum bid from the current evidence because costs, fees and current market value are insufficiently established.

Strategy Rating

Analysis Confidence

There are several same-road completed sales and clear tenure/occupancy information, but the comparables are historic and lack property-size, bedroom and condition detail. No rental evidence, works budget, buyer/admin fee figure or current valuation evidence is supplied.