8, Lummaton Cross, TORQUAY, Devon, TQ2 8ET

Description

Three-bedroom semi-detached house with driveway, requiring cosmetic updating. The property benefits from a large kitchen with an island, together with driveway parking. It requires cosmetic updating and once updated, would make an ideal family home or investment opportunity.

Accommodation

Ground Floor: Entrance Hallway with Stairs to First Floor, Kitchen, Living Room. First Floor: Landing, Bedroom One, Bedroom Two, Bedroom Three, Bathroom. Outside: Driveway to front providing off road parking. Side access leading to an enclosed rear garden.

Location

The property enjoys a convenient position on the northern side of Torquay, close to a wide range of everyday amenities, including local shops, supermarkets and various beaches. A selection of primary and secondary schools are within driving distance, while Torquay town centre offers an excellent choice of restaurants, leisure attractions and coastal amenities. The property benefits from good transport connections, with regular bus services nearby along with access to Torquay railway station.

Tenure / Property Information

Investment Analysis

The closest evidence comprises same-street freehold semi-detached sales at £210,000 in November 2021 and £220,000 in February 2021. Earlier same-street sales ranged from £125,000 to £154,950 in 2016–2018. As the comparables are dated and do not provide bedroom or condition details, a cautious evidence-based GDV range is £210,000–£220,000, with £215,000 adopted as the base estimate after cosmetic updating.

Investment Snapshot

Strategy Recommendation

Proceed only subject to inspection, full legal review and confirmation of special-condition fees, EPC, heating and actual cosmetic works. Do not set a maximum bid from this evidence alone; verify current market value before bidding.

Works Required

Cosmetic updating only, as described: general redecoration and presentation improvements. No specific defects, services issues, EPC position or major works are evidenced, so no refurbishment cost allowance is stated.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

The indicative base GDV is £215,000, but BRRR feasibility cannot be calculated because refurbishment costs, rent, finance costs and any seller completion fees are unsupported. The property is described as requiring cosmetic updating, but the extent and cost are unknown.

Buy-to-Let Analysis

A BTL assessment cannot establish rent or gross yield because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. The £1,800 inclusive-of-VAT contract documentation fee is known, but seller-charged completion fees are unknown.

Flip Analysis

A resale assessment is possible only at headline GDV level. Using the evidence-based £215,000 base GDV, a flip surplus cannot be calculated because refurbishment costs and any supported selling allowance are unavailable. The £1,800 buyer documentation fee and potentially applicable seller fees also affect project cost.

Investor Risks & Due Diligence

• Comparable sales are dated between 2016 and 2021 and may not reflect current Torquay values.

• Comparable bedroom counts and condition are not supplied, limiting the GDV assessment.

• The extent and cost of cosmetic updating are unknown.

• No rental evidence is supplied, so BTL yield cannot be established.

• EPC and heating information are to be confirmed.

• Additional seller-charged completion fees may apply under the Special Conditions of Sale.

Recommendation

Proceed only subject to inspection, full legal review and confirmation of special-condition fees, EPC, heating and actual cosmetic works. Do not set a maximum bid from this evidence alone; verify current market value before bidding.

Strategy Rating

Analysis Confidence

Same-street completed sales are available, but they are dated, lack bedroom and condition details, and there is no rental evidence, refurbishment budget, EPC, heating information or complete fee schedule.