77 The Green, Freethorpe, Norwich, Norfolk, NR13 3NY

Description

Charming semi-detached two bedroom cottage in need of some updating and situated within the Norfolk village of Freethorpe. The character red brick cottage has previously been a rental property and is now vacant. It has a side driveway offering parking for at least two vehicles, a generous back garden, a sitting room leading through to a dining room, a compact kitchen with fitted units, rear lobby, downstairs bathroom, landing and two bedrooms. The rear garden is fully enclosed, west facing and laid mainly to lawn.

Accommodation

Ground floor: sitting room, dining room, kitchen, rear lobby and bathroom. First floor: landing and two bedrooms.

Location

Situated within the Norfolk village of Freethorpe, not far from the Norfolk Broads and the picturesque Reedham Ferry crossing.

Tenure / Property Information

Investment Analysis

The guide is £130,000. The supplied sold evidence confirms transactions for semi-detached freehold properties on The Green, ranging from £185,000 to £612,500, but the sales span 2011–2021 and no floor areas, condition details or direct comparability are provided. A reliable current GDV or maximum bid cannot therefore be established. Known buyer premium and admin charge total £2,340, making the guide plus those charges £132,340 before any other disbursements, works, finance or acquisition costs.

Investment Snapshot

Strategy Recommendation

Proceed only after obtaining a survey, EPC improvement scope, refurbishment quotations, current comparable evidence and local rental evidence. Do not bid on the supplied evidence alone.

Works Required

Update the property as supported by the description, including reviewing and improving the compact fitted kitchen, bathroom, finishes and general presentation. The EPC is G, but no specific remedial works or costs are supplied; a full inspection is required before budgeting.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed without a supported rent, refurbishment budget and current or post-works valuation. The known guide plus buyer premium and admin charge is £132,340 before other costs, but the refinance amount cannot be supported without a GDV.

Buy-to-Let Analysis

BTL returns cannot be calculated because no sufficiently specific rental comparable or auctioneer rent estimate is provided. The property is vacant and was previously used as a rental, but no passing rent is available. EPC G may also affect letting practicality and improvement requirements.

Flip Analysis

A flip surplus cannot be calculated. The property needs some updating, but no works budget, floor area, current valuation or supported resale allowance is provided. The sold comparables are historic and vary materially in price, with insufficient detail to derive a reliable GDV.

Investor Risks & Due Diligence

• EPC rating G may require improvement works before or during letting.

• The property is described as needing some updating, but the extent and cost of works are unknown.

• No sufficiently specific rental evidence is available, so rental income and yield cannot be established.

• The supplied comparable sales are historic, cover a wide price range and lack size and condition details.

• Additional auction disbursements and other charges may apply beyond the stated buyer premium and admin charge.

• The property is vacant, so there is no verified passing rent or existing tenancy income.

Recommendation

Proceed only after obtaining a survey, EPC improvement scope, refurbishment quotations, current comparable evidence and local rental evidence. Do not bid on the supplied evidence alone.

Strategy Rating

Analysis Confidence

The property description, tenure, occupancy, guide and known auction charges are supplied, but there is no specific rental evidence, refurbishment budget, floor area, current valuation or sufficiently comparable recent sales evidence.