87 Bradwell Road, Bradville, Milton Keynes, MK13 7AX

Description

Vacant three-bedroom semi-detached house requiring complete refurbishment and remedial works, occupying a generous corner plot. The property is affected by structural issues and offers purchasers an opportunity to renovate, remodel or redevelop according to their own requirements, subject to any necessary consents.

Accommodation

Existing three-bedroom semi-detached dwelling. Indicative architect's drawings have been prepared demonstrating one potential approach to extending and enhancing the existing accommodation.

Location

Located on Bradwell Road, accessed off Stanton Avenue. A range of shopping amenities are available close by in the centre of Milton Keynes. The recreational amenities of Bradville Park are nearby. Road links via the A5. Transport via Wolverton - National Rail.

Tenure / Property Information

Investment Analysis

Same-road HM Land Registry comparables range from £265,000 to £330,000, with the two most recent supplied sales at £330,000. A base GDV of £330,000 is used, subject to the important limitation that the comparables' condition, size and specification are not supplied and the subject property requires structural remedial works and complete refurbishment. A lower scenario of £265,000 reflects the lowest supplied same-road sale; the upper scenario is capped at the strongest evidenced sale of £330,000.

Investment Snapshot

Strategy Recommendation

Proceed only as a tightly controlled refurbishment project after obtaining a structural survey, full works schedule, planning review and fixed-price quotations. Do not rely on the apparent guide-to-GDV spread or bid without a verified all-in cost and contingency.

Works Required

Complete refurbishment and structural remedial works are required. The existing accommodation may be renovated or remodelled, and indicative drawings show one potential extension/enhancement approach. Any extension or redevelopment remains subject to necessary consents. No detailed works schedule or cost plan is supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £160,000 guide, 75% of the £330,000 base GDV would indicate refinancing of £247,500. However, the cash requirement and equity position cannot be calculated because the complete refurbishment and structural remediation costs, buyer charges and potential VAT are not supplied. BRRR viability is therefore unproven and should depend on a structural survey, detailed specification, contractor pricing and confirmation of refinance criteria.

Buy-to-Let Analysis

The supplied advertised asking rent is £1,350 pcm, equivalent to £16,200 annually. Against the £160,000 guide alone this indicates a gross yield of approximately 10.13%, but this is not a net or post-refurbishment yield. Total-cost yield cannot be established because refurbishment, structural works, buyer fees and any VAT are unknown. The rent evidence is an asking rent rather than an achieved or passing rent.

Flip Analysis

The base resale indication is £330,000, supported by two supplied same-road sales at that price. A flip surplus cannot be calculated because no refurbishment allowance, buyer costs, VAT position or selling allowance is supplied. The structural issues and complete refurbishment requirement create material cost and programme uncertainty.

Investor Risks & Due Diligence

• The property is expressly affected by structural issues and requires complete refurbishment and remedial works.

• No refurbishment or structural remediation cost estimate is supplied, preventing an all-in project-cost or maximum-bid calculation.

• The supplied sales do not include condition, size or specification details, so their comparability to the subject property cannot be verified.

• Buyer fees, VAT and any seller charges are not specified and may increase acquisition cost.

• Any extension, remodelling or redevelopment is subject to necessary consents.

• The only rental evidence is an advertised asking rent, not an achieved or passing rent.

Recommendation

Proceed only as a tightly controlled refurbishment project after obtaining a structural survey, full works schedule, planning review and fixed-price quotations. Do not rely on the apparent guide-to-GDV spread or bid without a verified all-in cost and contingency.

Strategy Rating

Analysis Confidence

There are useful same-road completed-sale comparables and one rental asking figure, but no property size, condition survey, refurbishment budget, EPC, buyer/admin fee detail, VAT position or selling-cost allowance is supplied.