9 Laburnum Avenue, Sandwich

Description

A Terrace House requiring modernisation.

Accommodation

Two floors. First Floor: Bedroom (One), Bedroom (Two), Bedroom (Three). Ground Floor: Entrance Hall, Living Room, Dining Room, Kitchen, Shower Room/WC.

Location

Situated off Woodnesborough Road, close to the amenities available in Sandwich Town Centre and travelling facilities including Sandwich Train Station.

Tenure / Property Information

Investment Analysis

The latest completed sale for the same address was £197,500 on 3 July 2026. Other Laburnum Avenue terraced freehold sales range from £280,000 to £325,000, but the evidence does not state their condition, accommodation or refurbishment standard. A reliable post-modernisation GDV cannot therefore be isolated. The £170,000 guide is £27,500 below the latest same-address sale before the £1,500 buyer premium and any seller fees.

Investment Snapshot

Strategy Recommendation

Proceed only after a full inspection and confirmed refurbishment budget. Do not underwrite as a BTL or flip without verified rent, works costs and a defensible post-works valuation.

Works Required

Modernisation is required according to the description. The evidence does not specify the condition or scope of works, so no detailed schedule or cost allowance can be supported. Further inspection should establish the requirements for the kitchen, shower room/WC, decoration, flooring, services and EPC-related improvements before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be quantified. The purchase price is guided at £170,000 plus a £1,500 buyer premium, with possible additional seller fees, but refurbishment costs, achievable rent and refinance valuation are unavailable. The 10% deposit requirement, subject to a £5,000 minimum, must be funded within 24 hours under the supplied auction terms.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. The property is vacant, has three bedrooms and driveway parking, but rent, refurbishment cost and total project cost remain unsupported. The EPC is E.

Flip Analysis

The latest same-address completed sale was £197,500, while other nearby same-road sales range from £280,000 to £325,000. Because the condition and specifications of those comparables are not provided, and no refurbishment or selling-cost allowance is available, a reliable flip surplus cannot be calculated.

Investor Risks & Due Diligence

• Unknown scope and cost of the required modernisation.

• No sufficiently specific rental evidence or passing rent is supplied.

• EPC rating E may require consideration in the refurbishment and letting strategy.

• Additional seller fees may be payable if stated in the special conditions of sale.

• The 10% deposit balance, subject to a £5,000 minimum, is required within 24 hours of the auction date.

Recommendation

Proceed only after a full inspection and confirmed refurbishment budget. Do not underwrite as a BTL or flip without verified rent, works costs and a defensible post-works valuation.

Strategy Rating

Analysis Confidence

The address, tenure, accommodation, guide price, buyer premium and completed-sale evidence are supplied, but comparable condition, refurbishment scope, rental evidence, seller fees and post-works valuation are unavailable.