68 Bences Lane, Corsham, Wiltshire

Description

Freehold semi-detached house offered vacant, comprising a reception room, kitchen, two bedrooms and bathroom/WC, with front and rear gardens and an outbuilding. GIA approximately 69 sq m (748 sq ft). Well located for the amenities of Corsham. By order of a housing association.

Accommodation

Ground floor: reception room, kitchen. First floor: two bedrooms, bathroom/WC. Front and rear gardens. Outbuilding. GIA approximately 69 sq m (748 sq ft).

Location

The property is situated on the west side of Bences Lane, to the west of Cross Keys Road. A range of local shops and amenities are available within Corsham town centre to the south. Chippenham rail station is accessible approximately 4 miles to the north east. The A4 and A350 are easily accessible and afford access to junction 17 of the M4 motorway to the north. The open spaces of Corsham Court Gardens are within walking distance.

Tenure / Property Information

Investment Analysis

The only supplied sold evidence is for the same address in 2004 (£187,000 and £138,000). These historic transactions do not provide a reliable current GDV without updated comparable evidence. The £115,000+ guide is an auction guide, not a valuation. Current condition, EPC, buyer/admin fees and other charges are not supplied.

Investment Snapshot

Strategy Recommendation

Proceed only after obtaining current local comparables, a full condition survey, rental evidence and the Special Conditions of Sale. On the supplied evidence, do not set a bid above the guide based on an assumed margin.

Works Required

Obtain a full inspection and quantify any required works to the reception room, kitchen, bathroom/WC, bedrooms, gardens and outbuilding. No specific defects or refurbishment requirements are evidenced, so no works allowance can be supported.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment is not supportable without a current GDV, refurbishment budget, rent evidence, finance assumptions and known purchase-related charges. The property is vacant, but refinance capacity cannot be estimated.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is provided. Gross yield, operating costs and cash flow cannot be calculated.

Flip Analysis

A flip appraisal cannot be completed because the supplied sold comparables are from 2004 and no current GDV, works budget or selling-cost allowance is available. The guide price alone does not establish a resale margin.

Investor Risks & Due Diligence

• No current comparable sales evidence is supplied.

• No rental evidence or passing rent is available, preventing yield analysis.

• Property condition and any required refurbishment costs are unknown.

• Buyer, administration and other possible seller or third-party charges are unspecified.

• The guide price is an auction guide rather than a formal valuation.

Recommendation

Proceed only after obtaining current local comparables, a full condition survey, rental evidence and the Special Conditions of Sale. On the supplied evidence, do not set a bid above the guide based on an assumed margin.

Strategy Rating

Analysis Confidence

Evidence is limited to the property description, guide price and two historic 2004 sales of the same address; current value, condition, rent and transaction costs are unavailable.