7 Old Post Office Court, Harleston, Norfolk

Description

This two bedroom cottage is modern yet full of character and is located down a quiet cul de sac just off Harleston High Street. The property has been well looked after and is perfect for an owner occupier or someone looking for an investment property.

Accommodation

Ground floor: living room, kitchen/dining room. First floor: two bedrooms and bathroom off landing. Outside: garden to front with outbuilding, currently used as storage and utility area.

Location

Located down a quiet cul de sac just off Harleston High Street.

Tenure / Property Information

Investment Analysis

The latest supplied comparable is 4 Old Post Office Court at £149,950 in May 2015; earlier sales were £85,000 or lower. These are historic and no current comparable or formal valuation is supplied, so current GDV cannot be reliably established. The auction guide is £150,000–£170,000 plus fees, not a valuation.

Investment Snapshot

Strategy Recommendation

Proceed only after independent valuation, inspection, rental appraisal and legal-pack review. On the supplied evidence, avoid investment bidding at the guide range.

Works Required

No specific refurbishment works are evidenced. Inspect the house, kitchen, bathroom, outbuilding/utility area, services and EPC before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR cannot be underwritten because current GDV, refurbishment cost, rent and total project cost are unsupported. A refinance calculation is therefore unavailable.

Buy-to-Let Analysis

No sufficiently specific rental evidence or auctioneer rent estimate is supplied, so rent and yield cannot be established. The £900 buyer premium and £1,200 administration charge are known, with potentially further legal-pack charges.

Flip Analysis

A flip surplus cannot be calculated because there is no current GDV, supported works allowance or selling-cost allowance. Historic same-court sales are insufficient for a current resale assessment.

Investor Risks & Due Diligence

• Historic comparables may not represent current value.

• No sufficiently specific rental evidence is available.

• Condition and refurbishment requirements are not evidenced.

• Special Conditions may require additional search, legal, transfer or seller-cost payments.

• Parking and heating details are not supplied.

Recommendation

Proceed only after independent valuation, inspection, rental appraisal and legal-pack review. On the supplied evidence, avoid investment bidding at the guide range.

Strategy Rating

Analysis Confidence

The evidence contains only historic 2001–2015 comparables, no current rental evidence, no condition survey, no auctioneer rent estimate and potentially additional purchase charges.