64 Dalesford Road, Aylesbury, Buckinghamshire

Description

The property is situated on the sought after Elm Farm development on the southern outskirts of Aylesbury. Easy access out of town along the A413, as well as local amenities nearby including local parade of shops, bus route and greenspace. We would estimate current market rent to be £12,000 per annum (£1,000 per calendar month).

Accommodation

Ground floor: Entrance with stairs leading to first floor. Second floor: Living room, kitchen, bedroom, bathroom. Outside: Allocated parking to the rear.

Location

Situated on the sought after Elm Farm development on the southern outskirts of Aylesbury. Easy access out of town along the A413, with local amenities nearby including a local parade of shops, bus route and greenspace.

Tenure / Property Information

Investment Analysis

Same-road leasehold flat sales range from £158,000 to £173,500, with the three 2025–2026 sales averaging £169,500. A provisional base GDV of £169,000 is adopted, with a low scenario of £158,000 and high scenario of £173,500. This remains indicative because the comparables' bedroom count, floor area, lease terms and condition are not supplied, while the subject has approximately 57 years remaining on its lease.

Investment Snapshot

Strategy Recommendation

Potentially attractive as a rental at the guide on the supplied rent estimate, but proceed only after confirming lease terms, ground rent, service charge, mortgageability, condition and all special-condition fees. Do not rely on the apparent BRRRR or flip margin without those checks.

Works Required

No condition or refurbishment works are evidenced. No refurbishment allowance is therefore included; inspect the flat and verify any required works before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the guide plus the stated buyer fee, the indicative cost is £101,340 before any unquoted fees or works. A 75% refinance against the provisional £169,000 GDV would be £126,750, implying approximately £25,410 of theoretical cash release before finance, tax, valuation and lease-related constraints. The refinance outcome is highly dependent on the short remaining lease and lender acceptability.

Buy-to-Let Analysis

Using the auctioneer's estimated rent of £1,000 pcm, annual rent is £12,000. Gross yield is approximately 12.12% on the £99,000 guide and 11.84% on the £101,340 analysis cost, including the £2,340 buyer fee and no works allowance. These are estimates rather than achieved rent and exclude finance, tax, service charge, ground rent, insurance, maintenance and voids. The 57-year lease may also restrict mortgageability and affect tenant demand or resale.

Flip Analysis

Against the provisional £169,000 base GDV, the gross difference from the £101,340 guide-plus-buyer-fee cost is £67,660 before selling costs, finance, tax, works and any special-condition charges. A reliable net flip surplus cannot be established because no selling allowance, condition assessment or full project-cost information is supplied.

Investor Risks & Due Diligence

• Approximately 57 years remain on the lease; extension terms and lender acceptability are not supplied.

• Ground rent, service charge, insurance, sinking fund and lease covenants are unknown.

• The £1,000 pcm rent is an auctioneer estimate rather than achieved or independently comparable rent.

• No condition, floor area or refurbishment information is supplied.

• EPC, council tax, heating details and any special-condition fees are not supplied.

• The GDV comparables' lease lengths, sizes, bedroom counts and condition are unknown.

Recommendation

Potentially attractive as a rental at the guide on the supplied rent estimate, but proceed only after confirming lease terms, ground rent, service charge, mortgageability, condition and all special-condition fees. Do not rely on the apparent BRRRR or flip margin without those checks.

Strategy Rating

Analysis Confidence

There are several recent same-road completed sales and an auctioneer rent estimate, but no floor area, condition, EPC, service charge, ground rent, lease covenants, external rental comparables or full fee schedule. The subject's approximately 57-year lease also creates material valuation and lending uncertainty.