7, The Glebe, Calne, Wiltshire, SN11 8HB

Description

Freehold two-bedroom end terrace bungalow requiring updating. By order of a Housing Association.

Accommodation

First floor: Two bedrooms, reception room, kitchen, shower room/WC, storage room. Outside: Rear garden and shed.

Location

The property is situated on The Glebe. Public transport links include Chippenham mainline rail station together with a network of local bus services serving the surrounding vicinity. Road links include the A4 and M4 motorway. Shopping amenities can be found locally within Calne, with an extensive range of shops, bars and restaurants being found in Chippenham. Recreational pursuits can be found locally at the open spaces of Castlefields Canal & River Park.

Tenure / Property Information

Investment Analysis

The evidence does not support a reliable GDV. Same-street completed sales range from £109,000 to £227,500, including two sales of 10, The Glebe at £130,000 and £227,500. The substantial variance, together with the lack of comparable floor area, condition and specification, prevents a defensible low/base/high valuation. The £120,000 guide is close to the lower evidence range but is not sufficient on its own to establish value.

Investment Snapshot

Strategy Recommendation

Proceed only after reviewing the legal pack, confirming the works scope and obtaining independent valuation and rental evidence. Do not rely on the guide or the highest comparable as the basis for a bid.

Works Required

Update the property as required following inspection. The evidence confirms that updating is required but does not identify the scope, defects or specification, so no reliable works allowance can be calculated. Confirm parking, heating and the full auction legal pack before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR analysis cannot be completed reliably without a supported post-works valuation, refurbishment budget and rent. At the £120,000 guide, the known purchase price plus the £1,800 documentation fee is £121,800 before works and any seller charges, but this is not a complete project cost.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is provided. The £1,800 inclusive-of-VAT contract documentation fee is known, but seller charges may also apply and refurbishment costs are unknown.

Flip Analysis

A flip surplus cannot be calculated because refurbishment costs, a reliable resale GDV and supported selling costs are unavailable. The completed-sale evidence is inconsistent, ranging from £109,000 to £227,500, creating significant valuation uncertainty.

Investor Risks & Due Diligence

• Materially inconsistent same-street completed-sale evidence, ranging from £109,000 to £227,500.

• Required updating is confirmed, but the scope and cost of works are unknown.

• No sufficiently specific rental comparable or auctioneer rent estimate is available.

• Parking and heating details require confirmation.

• Additional seller fees may be payable under the Special Conditions of Sale.

• The known £1,800 contract documentation fee is payable by the buyer and is not the full acquisition cost.

Recommendation

Proceed only after reviewing the legal pack, confirming the works scope and obtaining independent valuation and rental evidence. Do not rely on the guide or the highest comparable as the basis for a bid.

Strategy Rating

Analysis Confidence

Completed-sale evidence is materially inconsistent, while rent, works cost, floor area, parking, heating and potential seller charges are unavailable or unconfirmed.