98 Allington Way, Chippenham, Wiltshire, SN14 0JU

Description

Spacious purpose-built 2-bedroom, second-floor flat in need of modernisation. Ideal investment or first-time buy.

Accommodation

Entrance hall, entrance porch, living/dining room, kitchen, two double bedrooms and bathroom.

Location

98 Allington Way, Chippenham, Wiltshire.

Tenure / Property Information

Investment Analysis

The evidence shows a wide local range: £73,000 for 88 Allington Way in January 2026 and £125,000 for 72 Allington Way in December 2023, with older sales at £86,000–£95,000. Allowing for the subject flat requiring modernisation, a cautious base GDV of £95,000 is used, with evidence-supported low and high scenarios of £73,000 and £125,000 respectively. This is an estimate, not a formal valuation.

Investment Snapshot

Strategy Recommendation

Proceed only subject to legal-pack review, inspection and confirmation that modernisation costs remain proportionate. The strongest apparent case is a cautiously underwritten BTL or BRRR purchase at or near guide, rather than committing to a flip before costs are known.

Works Required

Modernisation of the flat, including the kitchen, bathroom, decoration and general finishes as required. The evidence does not define the condition or provide a works specification, so no refurbishment cost can be reliably estimated without inspection and the legal pack.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £75,000 guide, the estimated 75% refinance of the £95,000 base GDV would be £71,250. However, the refurbishment budget, purchase costs and finance costs are unavailable, so total project cost and cash left in cannot be calculated. The strategy depends on confirming the lease terms, works scope and achievable rent.

Buy-to-Let Analysis

The auctioneer estimates potential income of approximately £9,600 per annum, equivalent to £800 pcm, while the supplied two-bedroom asking-rent evidence is £1,000 pcm. Against the £75,000 guide, the gross yield is approximately 12.8% using the auctioneer estimate, or 16.0% using the asking-rent evidence. True yield cannot be confirmed because refurbishment costs, leasehold charges, finance costs, taxes and purchase fees are unavailable.

Flip Analysis

A potential gross value uplift exists between the £75,000 guide and the £95,000 base GDV, with a wider evidence range of £73,000–£125,000. A reliable flip surplus cannot be calculated because refurbishment costs, buyer costs, selling costs and the achieved resale value are unsupported.

Investor Risks & Due Diligence

• The new 999-year lease is subject to further legal-pack details, which may include unknown ground rent, service charge and other obligations.

• The flat requires modernisation, but the scope and cost of works are not provided.

• The £9,600 annual rent is an auctioneer estimate rather than passing rent; the £1,000 pcm figure is an advertised asking rent.

• Local sold evidence varies materially from £73,000 to £125,000 and may reflect differences in condition, timing or specification.

• No buyer premium, administration charge or other auction costs are supplied.

• On-street parking is first-come, first-served and is not an allocated parking provision.

• EPC, council tax and other property operating details are unavailable.

Recommendation

Proceed only subject to legal-pack review, inspection and confirmation that modernisation costs remain proportionate. The strongest apparent case is a cautiously underwritten BTL or BRRR purchase at or near guide, rather than committing to a flip before costs are known.

Strategy Rating

Analysis Confidence

There is useful local sold-price evidence and rental guidance, but the lease details, condition, refurbishment costs, service charges, council tax, EPC, auction fees and achieved rent are unavailable.