7 Horsecroft Road, Bury St. Edmunds, Suffolk, IP33 2DS

Description

Vacant freehold end of terrace house by order of a housing association, with vacant possession. The Vendor will not accept offers prior to auction.

Accommodation

Ground floor: two reception rooms, kitchen and bathroom. First floor: three bedrooms. Rear garden. GIA approximately 67.44 sq m (726 sq ft).

Location

Located on the south east side of Horsecroft Road. The shops, restaurants and bars of Bury St. Edmunds are to the north east. Bury St. Edmunds rail station is approximately 1.4 miles to the north east. The A14 is to the north. Hardwick Heath and Nowton Park are to the south east.

Tenure / Property Information

Investment Analysis

The strongest evidence is 15 Horsecroft Road, a freehold terraced sale at £295,000 on 27 March 2026. A further same-road freehold terraced sale achieved £280,000 in June 2021. Older sales range from £135,000 to £167,500, but are less relevant due to age. The subject’s 67.44 sq m size, vacant condition and exact specification are not matched by the comparables, and no condition evidence is supplied. A base GDV of £295,000 is therefore indicative only, with a lower supported reference point of £280,000 and no reliable upside scenario above £295,000.

Investment Snapshot

Strategy Recommendation

Potential resale opportunity subject to survey and legal review, but do not bid on the current evidence alone. Establish condition, all auction charges and resale assumptions before setting a bid limit.

Works Required

No specific works are evidenced. Obtain a full survey and inspection covering the vacant house, kitchen, bathroom, services, roof, windows, heating, external areas and any statutory or safety requirements before budgeting works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A 75% refinance of the indicative £295,000 base GDV is £221,250. However, refurbishment cost, purchase costs, fees, rent and finance assumptions are unavailable, so cash required, equity creation and BRRR viability cannot be established.

Buy-to-Let Analysis

BTL analysis cannot be completed because no sufficiently specific rental comparable or auctioneer rent estimate is provided. Operating costs, finance costs and buyer fees are also unavailable.

Flip Analysis

The guide is £195,000+, creating an indicative £100,000 difference to the £295,000 base GDV before refurbishment, acquisition, finance, selling and tax costs. No reliable flip surplus or maximum bid can be calculated because works and relevant costs are unsupported.

Investor Risks & Due Diligence

• The vacant property’s condition and required works are not evidenced.

• No sufficiently specific rental evidence is available, preventing reliable BTL yield analysis.

• Buyer premium, administration charges and other potential seller or third-party fees are unspecified.

• Comparable sale details such as floor area, condition and accommodation are unavailable.

• The guide is £195,000+ and the eventual auction purchase price is uncertain.

• A £295,000 GDV is indicative only and is not a formal valuation.

Recommendation

Potential resale opportunity subject to survey and legal review, but do not bid on the current evidence alone. Establish condition, all auction charges and resale assumptions before setting a bid limit.

Strategy Rating

Analysis Confidence

There are two relatively relevant same-road sales, including one in 2026, but the comparables’ size, condition and specification are not supplied. Rent, condition, works, fees, EPC and other cost evidence are absent.