9 Greenfield Close, Tunbridge Wells, Kent, TN4 8TS

Description

A Vacant Three Bedroom Mid Terrace House in Need of Refurbishment. The property comprises a three bedroom mid terrace house arranged over ground and first floors. We understand the property is of non-standard construction. The property has not been inspected by Auction House London. All information has been supplied by the vendor.

Accommodation

Ground Floor: Through Reception Room, Kitchen, WC. First Floor: Three Bedrooms, Bathroom. Exterior: Front and rear gardens.

Location

Situated on a residential road close to local shops and amenities. The open spaces of Rusthall Common are within easy reach. Transport links are provided by Tunbridge Wells rail station.

Tenure / Property Information

Investment Analysis

Supplied sold evidence is inconsistent: 4 Greenfield Close is recorded at both £170,000 and £221,000 on the same date, while 6 Greenfield Close sold for £165,000 in 2009. A provisional base GDV of £195,000 uses the midpoint of the two 2025 figures, with a £170,000–£221,000 evidence range. This is highly indicative only because the subject is vacant, requires refurbishment, is of non-standard construction, has not been inspected, and the property description conflicts between end terrace and mid terrace.

Investment Snapshot

Strategy Recommendation

Do not bid on headline yield alone. Obtain a full survey, establish the non-standard construction and refurbishment budget, and review all legal-pack disbursements and mortgageability before considering a BTL or BRRR purchase. Without that evidence, the lot should be treated as a high-uncertainty opportunity.

Works Required

Refurbishment is required, but the supplied evidence does not identify the scope, condition or cost of works. A full inspection and review of the legal pack, including the non-standard construction, are essential before budgeting.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the provisional £195,000 base GDV, 75% refinance is approximately £146,250. This is below the provisional GDV but the cash outcome cannot be established because refurbishment costs, finance costs, taxes and disbursements are unsupported. The non-standard construction and lack of inspection may also affect mortgageability and valuation.

Buy-to-Let Analysis

The only rental evidence is a £2,500 pcm advertised asking rent for a recently let three-bedroom home in Tunbridge Wells, not an achieved passing rent for this property. At the £120,000 guide, this implies a headline gross yield of 25.00%, before refurbishment, the £1,800 administration charge, other disbursements, finance, tax and operating costs. The rent and resulting yield should not be relied upon until condition, specification and letting suitability are verified.

Flip Analysis

A flip surplus cannot be calculated because refurbishment costs and a supported selling allowance are unavailable. The provisional £170,000–£221,000 GDV range is based on inconsistent comparable evidence, so resale value remains uncertain. The £120,000 guide plus the known £1,800 administration charge is not a complete project cost.

Investor Risks & Due Diligence

• Non-standard construction may affect mortgageability, insurance, valuation and resale.

• The property has not been inspected and all supplied information is vendor-provided.

• Refurbishment is confirmed but its scope and cost are unknown.

• The two 2025 sales entries for 4 Greenfield Close show materially different prices on the same date.

• The property is described as both end terrace and mid terrace.

• The £2,500 pcm figure is an advertised asking rent, not an achieved rent for this property.

• Additional legal-pack disbursements may become payable, and no complete acquisition-cost schedule is supplied.

Recommendation

Do not bid on headline yield alone. Obtain a full survey, establish the non-standard construction and refurbishment budget, and review all legal-pack disbursements and mortgageability before considering a BTL or BRRR purchase. Without that evidence, the lot should be treated as a high-uncertainty opportunity.

Strategy Rating

Analysis Confidence

There are nearby sold comparables and one rental listing, but the comparable evidence is internally inconsistent, the property has not been inspected, refurbishment costs are absent, construction is non-standard, and key property and fee information is missing.