8 Clopton Gardens, Hadleigh, Ipswich, Suffolk

Description

A two bedroom semi detached house in popular market town with driveway and garage to rear in need of modernisation and improvement. A two bedroom semi detached house located in the popular ancient market town of Hadleigh which is positioned between Ipswich and Sudbury. The house does require some modernisation and improvement and has the benefit of a boarded loft store room accessed by a staircase from the first floor as well as a garage and driveway to the rear of an enclosed rear garden.

Accommodation

Ground floor: Hallway; Lounge Diner - 21'3" x 10'2" > 8'2"; Kitchen - 7'6" x 7'6". First Floor: Landing; Bedroom One - 10'2" x 10'2"; Bedroom Two - 10'8" x 10'2"; Bathroom - 6'9" x 5'9"; Staircase to Loft Store - 15'8" x 10'2".

Location

Located in the popular ancient market town of Hadleigh, positioned between Ipswich and Sudbury.

Tenure / Property Information

Investment Analysis

The supplied Land Registry evidence comprises five same-street freehold semi-detached sales ranging from £277,500 to £327,500. The most recent sale was £277,500 on 19 September 2025; the simple average of all five sales is £298,000. However, the comparables' bedroom counts, condition and specification are not supplied, so no reliable property-specific adjustment can be made for this two-bedroom house requiring modernisation. A cautious evidence-based GDV range is therefore £277,500–£327,500, with £300,000 used as the base scenario. The £150,000 guide is stated to be plus fees; known buyer premium and administration charges total £2,400, excluding any legal-pack disbursements or other charges.

Investment Snapshot

Strategy Recommendation

Potential value-add purchase, but do not bid solely against the headline GDV. Proceed only after confirming condition, legal-pack charges and a detailed refurbishment budget; the lack of rental evidence makes BTL underwriting unavailable.

Works Required

Modernisation and improvement are required, but the evidence does not identify specific defects or provide a works specification. Obtain a survey and legal-pack review before budgeting for kitchen, bathroom, decoration, services or other works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £150,000 guide, the known buyer premium and administration charge would add £2,400 before any works, disbursements or other charges. A 75% refinance against the £300,000 base GDV is £225,000, but the unknown refurbishment cost, finance costs, taxes and valuation outcome prevent a reliable cash-left-in or equity calculation.

Buy-to-Let Analysis

No sufficiently specific rental evidence or auctioneer rent estimate is supplied, so rent, gross yield and BTL cash flow cannot be established. The freehold house has two bedrooms, driveway and rear garage, but achievable rent remains unverified.

Flip Analysis

The supplied sales indicate a potential base resale value of approximately £300,000, with an evidence-based range of £277,500–£327,500. A flip surplus cannot be calculated because refurbishment costs, selling costs and the final purchase price are unknown. The comparables also lack condition and bedroom information, limiting GDV confidence.

Investor Risks & Due Diligence

• The property requires modernisation and improvement, but the extent and cost of works are unknown.

• Comparable sales do not include bedroom counts, condition or specification, weakening the GDV adjustment.

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

• The guide is plus fees; legal-pack disbursements, search fees, seller-cost reimbursement, legal fees and transfer fees may also apply.

• The final auction purchase price is unknown and may differ materially from the guide.

Recommendation

Potential value-add purchase, but do not bid solely against the headline GDV. Proceed only after confirming condition, legal-pack charges and a detailed refurbishment budget; the lack of rental evidence makes BTL underwriting unavailable.

Strategy Rating

Analysis Confidence

There are several recent same-street completed sales and clear tenure, accommodation and fee information, but comparable specifications and condition are incomplete, while rent, refurbishment costs, final price and all possible disbursements are unsupported.