77 Dickens Avenue, Corsham, Wiltshire

Description

A two bedroom semi-detached house. Externally the property benefits from front and rear gardens. In need of modernisation. Vacant.

Accommodation

Ground Floor - Entrance Hallway, Reception Room, Kitchen. First Floor - Two Bedrooms, Bathroom/WC.

Location

Located on Dickens Avenue, close to the turning for Oliver Avenue. Amenities are available nearby along Rickwick Road and Newlands Road. Recreational amenities of Corsham Park, The Rec, Corsham Court Gardens and Beechfield Nature Area are all easily accessible. Corsham is a town in the county of Wiltshire. Transport: Chippenham - GWR; Melksham - GWR.

Tenure / Property Information

Investment Analysis

The £202,500 sale of 79 Dickens Avenue on 20 February 2026 is the most relevant evidence because it is on the same road and is the latest sale supplied. However, the evidence does not confirm its bedroom count, condition, size or specification compared with 77 Dickens Avenue. Older same-road sales range from £177,000 to £312,000 but are dated and not directly comparable without further detail. A provisional base GDV of £202,500 is therefore used with low/high scenarios withheld.

Investment Snapshot

Strategy Recommendation

Proceed only as a conditional value-add opportunity, subject to viewing, a full works quotation, confirmation of auction and seller charges, and independent validation of the comparable. Do not bid on the apparent GDV margin alone.

Works Required

Modernisation is required according to the description. The supplied evidence does not identify specific defects or provide a costed scope, so works should be confirmed by inspection and contractor quotations before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the provisional £202,500 base GDV, a 75% refinance would be £151,875. The refurbishment cost, acquisition fees, finance costs and total project cost are unknown, so cash left in and BRRR equity cannot be reliably calculated. The strategy requires verified works costs and rental evidence.

Buy-to-Let Analysis

The property is vacant and no sufficiently specific rental comparable or auctioneer rent estimate has been supplied. Rent and gross yield cannot therefore be established. The guide excludes the buyer's fee and potentially applicable VAT, and seller charges or VAT treatment remain unknown.

Flip Analysis

The £120,000 guide is below the provisional £202,500 base GDV, but the apparent margin cannot be treated as a profit estimate because modernisation costs, buyer fees, VAT, seller charges, selling costs and the eventual purchase price are unknown. The latest comparable also lacks confirmed size, bedroom count and condition.

Investor Risks & Due Diligence

• The property requires modernisation, but no inspection findings or works budget are supplied.

• The latest comparable does not state bedroom count, floor area, condition or specification.

• No sufficiently specific rental evidence is available, preventing yield assessment.

• The guide excludes the buyer's fee and potentially applicable VAT.

• Seller charges and VAT treatment are subject to the Special Conditions of Sale and are not supplied.

• The eventual auction purchase price may exceed the guide.

• Gardens are described, but parking, heating and council tax details are not supplied.

Recommendation

Proceed only as a conditional value-add opportunity, subject to viewing, a full works quotation, confirmation of auction and seller charges, and independent validation of the comparable. Do not bid on the apparent GDV margin alone.

Strategy Rating

Analysis Confidence

There is a recent same-road completed sale and clear tenure, occupancy and guide-price evidence, but the comparable's specification and condition are unknown and there is no rental, refurbishment-cost or fee evidence.