66 Victoria Road, Warminster, Wiltshire BA12 8HF

Description

The house requires modernisation, there is some smoke damage to some rooms. The house and gardens are over-grown with ivy and creeping plants.

Accommodation

Ground Floor: Living room, inner hall with stairs, kitchen / breakfast room, bathroom. First Floor: Landing, 2 bedrooms, storage space. Outside: Front and side garden, rear garden extends approximately 95 ft.

Location

Warminster benefits from a wide range of amenities including shopping and leisure facilities, library, sports centre, swimming pool and schools. Warminster Station 1 miles, with direct links to London Waterloo.

Investment Analysis

Five supplied Land Registry sales on Victoria Road range from £240,000 to £325,000, with a simple average of £285,000. These are semi-detached comparables, but bedroom count, floor area, specification and condition are not supplied, and the subject requires modernisation with some smoke damage and overgrown gardens. The £245,000–£325,000 range is therefore an indicative comparable benchmark rather than a subject-specific valuation.

Investment Snapshot

Strategy Recommendation

Proceed only to detailed survey, specification and legal review. Do not bid based on the current evidence alone because refurbishment cost, rent, tenure, occupancy and special-condition costs are unknown.

Works Required

Modernise the house, address the reported smoke damage to affected rooms, and clear the overgrown ivy, creeping plants and gardens. The extent of works cannot be specified without a survey or fuller inspection evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £150,000 guide, the buyer premium is £3,600 because the 1.8% calculation is below the stated minimum. The purchase price plus stated buyer premium is therefore £153,600 before works, finance, taxes and any other charges. A 75% refinance against the indicative £285,000 base GDV is £213,750, but cash left in cannot be calculated without refurbishment and full project costs.

Buy-to-Let Analysis

BTL analysis cannot be completed because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Condition-related works and total project costs are also unquantified.

Flip Analysis

The comparable sales imply an indicative base GDV of £285,000, with supplied sales ranging from £245,000 to £325,000. A flip surplus cannot be calculated because refurbishment costs, selling costs and the final achievable value are not sufficiently evidenced.

Investor Risks & Due Diligence

• Smoke damage may require more extensive remedial work than currently described.

• The extent and cost of modernisation cannot be established from the supplied evidence.

• Overgrown gardens and vegetation may conceal defects or access issues.

• No reliable property-specific rental evidence is supplied, preventing yield assessment.

• Tenure, occupancy, EPC, heating, parking and lease information are not supplied.

• Additional fees may arise under the Special Conditions of Sale.

• The comparable sales have differing dates and the subject's bedroom and floor-area comparability is unconfirmed.

Recommendation

Proceed only to detailed survey, specification and legal review. Do not bid based on the current evidence alone because refurbishment cost, rent, tenure, occupancy and special-condition costs are unknown.

Strategy Rating

Analysis Confidence

There are several directly comparable completed sales on the same road, but the subject's bedroom comparability, floor area, tenure, condition severity, refurbishment cost, rent and additional auction costs are not evidenced.