7 Eden Grove, Appleby-in-Westmorland, Westmorland

Description

A two story, two-bedroom, two-bathroom fully furnished apartment forming part of the Original Eden Grove Residential School House. Benefiting from a designated parking space. Vacant.

Accommodation

Two-story, two-bedroom, two-bathroom fully furnished apartment; 1,690 sq ft.

Location

Surrounded by natural beauty, with Pump Tracks-Velosolutions and Acorn Bank nearby. Bolton Memorial Hall bus stop is 0.28km away and Appleby railway station is 5.59km from the apartment. The property has access to the Lake District and Northern Dales National Parks, with transport links via the nearby A66 and M6 motorway at Penrith, 11 miles west.

Tenure / Property Information

Investment Analysis

The five supplied completed sales are leasehold flats in the same Eden Grove/Laurel Mount development and range from £129,000 to £297,000. The median is £220,000, used as an indicative base GDV only. Comparability is limited because the evidence does not provide the sold flats' sizes, bedroom counts, condition, furnishing or exact locations within the development. The £180,000 guide is below the indicative median, but the spread is substantial and does not establish a formal valuation.

Investment Snapshot

Strategy Recommendation

Treat as a potential owner-occupier or resale purchase subject to viewing, legal-pack review and independent valuation. Do not rely on a BTL or BRRR strategy until rent and full acquisition costs are evidenced; bid discipline should account for the unspecified buyer premium and other possible charges.

Works Required

No specific defects or refurbishment requirements are evidenced. Allow for inspection, cleaning and any necessary remedial works only after viewing and review of the legal pack; no numeric works allowance is supported.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the indicative £220,000 base GDV, 75% refinance is £165,000. A BRRR assessment cannot establish cash left in because purchase costs, buyer premium, refurbishment costs, finance costs and rent are unsupported. The long lease and peppercorn ground rent are potentially supportive, subject to legal-pack confirmation.

Buy-to-Let Analysis

BTL analysis cannot be quantified because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. The property is vacant and fully furnished, but achievable rent, operating costs, buyer premium and other acquisition costs remain unknown.

Flip Analysis

An indicative base GDV of £220,000 is supported by the median of the supplied local development sales, but no supported works budget, buyer fee, VAT treatment, seller charges, finance costs or resale allowance is available. Flip surplus therefore cannot be calculated reliably.

Investor Risks & Due Diligence

• The five comparable sales range widely from £129,000 to £297,000, with insufficient detail to confirm direct comparability.

• The buyer premium amount is unspecified and VAT may apply; other seller charges may also apply under the Special Conditions of Sale.

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

• The legal pack must confirm the 999-year lease, peppercorn rent, service-charge obligations, restrictions and other lease terms.

• Condition, EPC, council tax and heating information is not supplied.

• The property is leasehold, so ongoing service charges and other leasehold liabilities require verification.

Recommendation

Treat as a potential owner-occupier or resale purchase subject to viewing, legal-pack review and independent valuation. Do not rely on a BTL or BRRR strategy until rent and full acquisition costs are evidenced; bid discipline should account for the unspecified buyer premium and other possible charges.

Strategy Rating

Analysis Confidence

There are five same-development completed sales and clear tenure, size and occupancy information, but the sales are widely dispersed and lack detailed comparability data. Rent, condition, EPC, council tax, heating, buyer premium and other costs are not supplied.