7 Dawnford Court Stanway, Colchester, Essex, CO3 0JG

Description

A two-bedroom ground-floor maisonette offered in good decorative order, with an entrance hall, two storage cupboards, front-facing lounge, modern fitted kitchen, two double bedrooms and a modern shower room. The property has access to a rear communal garden and is sold with a garage.

Accommodation

Entrance hall with two storage cupboards, front-facing lounge, modern fitted kitchen with integrated fridge/freezer, ceramic hob and electric oven, two double bedrooms, and modern shower room with walk-in shower, hand basin and W/C. Access to rear communal garden.

Location

Situated in a pleasant cul-de-sac position, a short distance from Stanway shopping district and retail parks. The A12 can be accessed London bound for the M25, and nearby stations offer services to London's Liverpool Street.

Tenure / Property Information

Investment Analysis

Five completed sales in the same development range from £185,000 to £195,000, with a simple average of £191,000. Allowing for normal variation, the evidence-supported GDV range is £185,000–£195,000, with a base estimate of £190,000. The comparables are highly relevant because they are the same development and property type, although individual condition, garage and leasehold-cost differences are not provided.

Investment Snapshot

Strategy Recommendation

Potential BTL or long-term hold at or near the guide, subject to legal-pack review, confirmation of service charge and ground rent, and validation of achievable rent. Avoid relying on BRRR or a flip until all costs and condition are verified.

Works Required

No specific refurbishment works are evidenced. The property is described as being in good decorative order with a modern kitchen and shower room. Allow for inspection, cleaning and any minor remedial items only if confirmed, but no reliable works budget can be calculated from the supplied evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £190,000 base GDV, 75% refinance is approximately £142,500. Against the £142,760 guide-price purchase plus known buyer and admin charges, this leaves an indicative £260 shortfall before works, finance, tax and other charges. As no supported refurbishment budget is available and leasehold costs remain unknown, the BRRR margin is too thin to rely on.

Buy-to-Let Analysis

At the £140,000 guide, the advertised rent range of £825–£1,100 pcm implies gross yields of approximately 7.07%–9.43% before service charge, ground rent, management, maintenance, voids, finance and tax. The rent evidence is asking-rent evidence only and varies materially, so achievable rent and net yield require confirmation. The known buyer premium and admin charge add £2,760, producing a known-cost total of £142,760 before other auction, legal and leasehold costs.

Flip Analysis

The base GDV of £190,000 indicates substantial headline value above the £140,000 guide, but the supplied evidence does not provide a refurbishment budget, selling costs, finance costs or all auction/legal charges. A reliable flip surplus and maximum bid therefore cannot be calculated. The guide-to-comparable spread should not be treated as profit.

Investor Risks & Due Diligence

• Annual ground rent and service charge are not supplied and must be checked in the legal pack.

• Additional auction, legal, transfer, search and seller-cost reimbursement charges may apply.

• Rental evidence consists of advertised asking rents rather than achieved rents and ranges from £825 to £1,100 pcm.

• No property-specific refurbishment budget can be supported from the supplied description.

• The 75% GDV refinance calculation leaves only an indicative £260 before works, finance, tax and other charges.

Recommendation

Potential BTL or long-term hold at or near the guide, subject to legal-pack review, confirmation of service charge and ground rent, and validation of achievable rent. Avoid relying on BRRR or a flip until all costs and condition are verified.

Strategy Rating

Analysis Confidence

The valuation evidence is strong because five same-development completed sales are supplied. Confidence is reduced by the absence of leasehold charges, property-specific inspection details, achieved rent evidence, full auction costs and a supported works budget.