8 Abdon Close, Chitterne, Warminster, Wiltshire, BA12 0LB

Description

3 Bedroom semi-detached house situated at the end of a cul-de-sac and in need of modernisation. Ideal investment.

Accommodation

Ground floor: entrance hall, living room, kitchen, rear hall and bathroom. First floor: landing and 3 bedrooms.

Location

Situated at the end of a cul-de-sac. Large front garden laid to lawn, with further gardens at the side and rear with mature trees/shrubs. The property backs onto open farmland and has potential to extend at the side/rear, subject to consents.

Tenure / Property Information

Investment Analysis

The strongest evidence is the £179,000 sale of 17 Abdon Close in November 2023, a semi-detached property on the same close. Older same-close sales range from £143,600 to £193,500, but their dates and differing condition are material limitations. A base GDV of £179,000 is used as an indicative benchmark only; the subject requires modernisation and no direct condition-adjusted valuation is supplied.

Investment Snapshot

Strategy Recommendation

Proceed only after confirming tenure, legal matters, condition, refurbishment costs and achievable rent. At the guide, retain a strict bidding ceiling based on a fully costed survey; do not rely on the apparent GDV spread alone.

Works Required

Modernisation of the existing three-bedroom semi-detached house. The evidence does not specify which elements require replacement or repair, so no detailed scope or cost allowance can be supported. Any side/rear extension or front parking would be subject to consents and is excluded from the calculations.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £135,000 guide, the purchase is £44,000 below the indicative £179,000 base GDV before works and other costs. A 75% refinance of the base GDV would be £134,250, but cash left in cannot be calculated because refurbishment and acquisition costs are unknown. The result is highly sensitive to the actual condition and achievable refinance valuation.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental evidence, auctioneer rent estimate, refurbishment cost or operating-cost information is supplied. The stated modernisation requirement may affect letting readiness and investment returns.

Flip Analysis

A potential gross spread exists between the £135,000 guide and the £179,000 base GDV, but no reliable flip surplus can be calculated. Works, buyer costs, finance, selling costs and the effect of condition on the resale value are not supplied. Extension and parking potential are excluded because consents are not confirmed.

Investor Risks & Due Diligence

• The property is stated to need modernisation, but the extent and cost of works are unknown.

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

• The most recent comparable is a different property and its condition is not provided.

• Tenure, occupancy, lease and auction costs are not supplied.

• Potential extension and front parking are subject to consents and are excluded from the valuation analysis.

• Refinance proceeds may differ materially from the indicative 75% of the benchmark GDV.

Recommendation

Proceed only after confirming tenure, legal matters, condition, refurbishment costs and achievable rent. At the guide, retain a strict bidding ceiling based on a fully costed survey; do not rely on the apparent GDV spread alone.

Strategy Rating

Analysis Confidence

There is useful same-close sold evidence and a stated guide price, but no tenure, occupancy, EPC, rent, fees, detailed condition, refurbishment cost or verified subject-specific valuation evidence.