79 Victor Road, Colchester, Essex, CO1 2LX

Description

Vacant freehold mid terrace house. Ground floor comprising two rooms and kitchen; first floor comprising two bedrooms and shower room/WC. GIA approximately 68.72 sq m (740 sq ft). Rear garden. Well located for the amenities of Colchester town centre.

Accommodation

Ground floor: two rooms and kitchen. First floor: two bedrooms and shower room/WC. GIA approximately 68.72 sq m (740 sq ft). Rear garden.

Location

Situated on the east side of Victor Road, close to its junction with Barrack Street. Local shops and amenities are available along Barrack Street, with the further facilities of Colchester town centre easily accessible to the north west. Greater Anglia rail services run from Colchester Town station to the west. The A12 and A120 are both easily accessible. Old Heath Recreation Ground is a short walk to the south.

Tenure / Property Information

Investment Analysis

The five completed sales on the same road range from £149,000 to £250,000. The two most recent nearby sales, 77 and 73 Victor Road, achieved £215,000 and £216,000 respectively, supporting a base GDV estimate of £215,000. The lower sales at £149,000 and £151,000 and the £250,000 sale demonstrate significant variation, potentially reflecting differences not evidenced here. The £110,000 guide is materially below the base comparable evidence, but condition, specification and legal matters are not supplied.

Investment Snapshot

Strategy Recommendation

Investigate as a potential value-led purchase only after viewing the vacant property, obtaining a full works budget and checking legal and auction costs. Do not rely on the apparent guide-to-GDV gap as profit.

Works Required

No specific defects or required works are evidenced. A full inspection is required before estimating refurbishment; only general maintenance or improvement works identified during inspection should be budgeted.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the base GDV estimate of £215,000, a theoretical 75% refinance is £161,250. Total project cost cannot be calculated because works, buyer costs, finance costs and other charges are not supplied. The potential refinance position therefore remains untested.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental comparable, auctioneer rent estimate, operating costs or refurbishment budget is provided. Gross yield cannot therefore be calculated.

Flip Analysis

The guide is £110,000+, compared with a base comparable-supported GDV of £215,000. However, no refurbishment allowance, buyer charges, finance costs, selling costs or supported selling allowance is available, so a reliable flip surplus and maximum bid cannot be calculated.

Investor Risks & Due Diligence

• Significant variation in same-road completed sale prices, from £149,000 to £250,000.

• Property condition and required works are not evidenced.

• No rental evidence is available, preventing BTL yield analysis.

• Buyer premium, administration charges and other possible fees are unspecified.

• No EPC, council tax, heating or parking information is supplied.

• The property is vacant and its legal, structural and services condition require verification.

Recommendation

Investigate as a potential value-led purchase only after viewing the vacant property, obtaining a full works budget and checking legal and auction costs. Do not rely on the apparent guide-to-GDV gap as profit.

Strategy Rating

Analysis Confidence

There are several recent completed sales on the same road and clear property size/type information, but condition, rent, EPC, council tax, fees, works and legal details are absent.