7 Piece Lane, Shepton Beauchamp, Ilminster, TA19 0ND

Description

A three bedroom semi-detached property. Benefitting from a rear garden and driveway. Well located for the amenities of Shepton Beauchamp. In need of modernisation.

Accommodation

Ground Floor - Reception Room, Kitchen, WC; First Floor - Three Bedrooms, Shower Room/WC

Location

The property is situated in the rural village of Shepton Beauchamp, surrounded by attractive Somerset countryside and a peaceful village setting. Local amenities include a village shop and deli, the Duke of York pub and Shepton Beauchamp Playing Field, all within easy reach. The nearby Shepton Beauchamp Primary School is approximately 0.3 miles away, while Ilminster provides a wider range of shops, supermarkets, restaurants and leisure facilities. Local bus services also provide connections between Shepton Beauchamp and Ilminster. Transport National Rail - Crewkerne (South Western Railway).

Tenure / Property Information

Investment Analysis

The strongest evidence is the same-street completed sale at £250,500 on 17 January 2023. Other same-street semi-detached freehold sales range from £215,000 to £262,500, although most are older. Given the subject property's stated need for modernisation and the absence of floor area, internal condition, and recent comparable evidence, a cautious GDV range is £245,000–£262,500, with a base GDV of £250,500. The £1,250 pcm rental evidence is advertised asking rent, not achieved rent.

Investment Snapshot

Strategy Recommendation

Conditional buy-to-let or hold, subject to a full inspection, confirmed modernisation costs and validation of the achievable rent. Do not bid to a maximum figure until those costs and any buyer charges are known.

Works Required

Modernisation of the accommodation, likely including kitchen, shower room/WC, decoration and inspection of the heating and other services. Any further works and costs require a survey and contractor quotations; the property is stated to be in need of modernisation and the heating condition is not warranted.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the base GDV of £250,500, a 75% refinance is approximately £187,875. The cash position cannot be calculated because refurbishment costs and applicable purchase costs are unavailable. The strategy may be viable if modernisation costs are controlled and the achieved rent supports refinancing, but this cannot be confirmed from the supplied evidence.

Buy-to-Let Analysis

At the £165,000 guide, the advertised £1,250 pcm rent equates to approximately 9.09% gross yield before refurbishment, finance, voids, maintenance, management and other costs. The rent is asking evidence only, and the total-cost yield cannot be established because no refurbishment budget or buyer charges are supplied. Suitability depends on survey findings and achievable rent.

Flip Analysis

The base GDV is estimated at £250,500, supported primarily by the £250,500 same-street sale in 2023. A flip surplus cannot be calculated because refurbishment, acquisition, finance and selling costs are not supplied. The apparent guide-to-GDV margin should therefore not be treated as profit.

Investor Risks & Due Diligence

• The property is stated to be in need of modernisation, but no detailed condition report or works budget is supplied.

• EPC rating E may require improvement depending on the intended letting strategy and applicable requirements.

• The heating system condition is not warranted or guaranteed and requires inspection.

• The £1,250 pcm figures are advertised asking rents rather than achieved rents.

• Most sold comparables are older, limiting confidence in current market value.

Recommendation

Conditional buy-to-let or hold, subject to a full inspection, confirmed modernisation costs and validation of the achievable rent. Do not bid to a maximum figure until those costs and any buyer charges are known.

Strategy Rating

Analysis Confidence

There are several same-street completed sales and consistent advertised rent evidence, but the comparables are partly dated and there is no floor area, detailed condition report, refurbishment budget, buyer charges or achieved rent evidence.