76 Grange Road, Tunbridge Wells, Kent

Description

A semi-detached house situated in an elevated position in an established residential area, close to the centre of the popular village of Rusthall, and now in need of improvement and refurbishment.

Accommodation

Ground floor: entrance hall, living room, kitchen and bathroom with W.C. First floor: landing and three bedrooms. Outside: gardens to front and rear.

Location

Elevated position in an established residential area, close to the centre of the popular village of Rusthall.

Tenure / Property Information

Investment Analysis

The two supplied completed sales on Grange Road were £260,000 and £275,000 in 2019–2020. A midpoint of £267,500 is used as the base GDV, with a £260,000–£275,000 evidence range. This remains indicative because the comparable dates, property sizes, specifications and condition differences are not supplied, and the subject requires improvement and refurbishment.

Investment Snapshot

Strategy Recommendation

Proceed only subject to a detailed inspection, refurbishment quotation and confirmation of all auction charges. The strongest initial case is refurbishment-led BTL, but the return is not validated until total project costs and achievable rent are confirmed.

Works Required

Improvement and refurbishment are required as stated in the particulars. No detailed defects, specification or contractor costings are supplied, so the works scope is limited to the stated refurbishment requirement and no cost allowance is assumed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

The indicative 75% refinance amount on the £267,500 base GDV is £200,625. The cash position cannot be calculated because refurbishment costs, administration charges, other non-optional fees, taxes and the actual purchase price are not supplied. BRRR viability therefore remains unproven.

Buy-to-Let Analysis

The only rental evidence is a £1,995 pcm advertised asking rent for a three-bedroom terraced house in Tunbridge Wells, not an achieved rent and not the same property type. Using it indicatively against the £227,500 midpoint of the guide gives annual rent of £23,940 and a gross yield of approximately 10.52% before refurbishment, finance, voids, management, maintenance, tax and acquisition costs. A reliable net yield cannot be established.

Flip Analysis

The completed-sale evidence indicates a potential resale range of £260,000–£275,000, with a £267,500 base GDV. A flip surplus cannot be calculated because refurbishment costs, acquisition charges, selling costs and the actual purchase price are unknown.

Investor Risks & Due Diligence

• The property is stated to require improvement and refurbishment, but no detailed condition report or works budget is provided.

• The rental evidence is one advertised asking rent for a terraced house rather than an achieved rent for this semi-detached property.

• The comparable sales date from 2019 and 2020, with no size or specification details supplied.

• An administration fee and other non-optional buyer costs may apply in addition to the bid price.

• Stamp Duty, Land Registry fees and VAT may also be payable, but amounts are not supplied.

• No parking or heating information is provided.

Recommendation

Proceed only subject to a detailed inspection, refurbishment quotation and confirmation of all auction charges. The strongest initial case is refurbishment-led BTL, but the return is not validated until total project costs and achievable rent are confirmed.

Strategy Rating

Analysis Confidence

There are two relevant completed sales and one local three-bedroom asking-rent listing, but the comparable sales are dated, property sizes and condition are unavailable, and no refurbishment costs, fees or detailed inspection findings are supplied.