Ashfield Lodge, Stockwith Road, Walkeringham, Doncaster

Description

Two bedroom detached bungalow with planning permission for an additional three bedroom dormer bungalow. Well located for the amenities of Walkeringham. Further development potential subject to the requisite consents. Vacant. By order of the LPA Receives.

Accommodation

Existing bungalow: Ground Floor – Reception Room, Kitchen, Conservatory, Two Bedrooms, Bathroom, Shower Room/WC. Proposed additional bungalow: Ground floor – Two bedrooms, one ensuite, Kitchen/reception room, Bathroom/WC; First floor – Bedroom, Bathroom/WC.

Location

The property is situated in the village of Walkeringham, offering a peaceful rural setting surrounded by attractive Nottinghamshire and South Yorkshire countryside. The village has a range of local amenities, including a primary school, village hall and traditional pub, while nearby Gainsborough provides a wider selection of supermarkets, shops, restaurants and leisure facilities. The area is accessible via local road links, with the nearby A631 providing connections to Gainsborough, Retford and the wider region. Transport: National Rail – Gainsborough Lea Road (EMR & northern).

Tenure / Property Information

Investment Analysis

The £190,000 guide is broadly close to the supplied Ashfield Lodge completed sale at £186,000 in February 2022, although that sale is historic and the property's condition and specification at each date are not provided. Other detached sales on Stockwith Road were £245,000 and £365,000, but their comparability is unconfirmed. No supported valuation is available for the proposed additional three-bedroom dormer bungalow, and no development cost or completed-sale evidence for the consented scheme is supplied. A reliable GDV cannot therefore be established.

Investment Snapshot

Strategy Recommendation

Proceed only after verifying the planning permission, development viability, condition, construction costs, resale evidence and all auction charges. On the supplied evidence alone, do not bid on an assumed development or flip margin.

Works Required

No refurbishment defects or works are evidenced. The property has planning permission for an additional three-bedroom dormer bungalow, but the supplied evidence does not establish the construction scope, costs, condition, implementation status or any further consents required.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed. The guide is £190,000, but refurbishment/development costs, achievable rent, GDV, acquisition charges and refinance value are unsupported. The proposed additional bungalow should not be treated as refinance value without verified planning and cost evidence.

Buy-to-Let Analysis

BTL performance cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. The property is vacant, and buyer fees, seller charges and possible VAT are not quantified.

Flip Analysis

A flip appraisal cannot be completed reliably. The £186,000 Ashfield Lodge sale provides only a historic reference point, while the value and cost of the additional permitted bungalow are not evidenced. Buyer fees, possible VAT and seller charges are also unresolved.

Investor Risks & Due Diligence

• The buyer fee is excluded from the £190,000 guide and VAT or other seller charges may apply.

• No sufficiently specific rental evidence is available, preventing a supported yield assessment.

• The condition and required works to the existing bungalow are not described.

• The additional bungalow's planning permission, implementation requirements, construction costs and market value are not evidenced.

• The supplied comparable sales vary materially in price and their size, condition and specification are not provided.

• The property is vacant, so there is no passing rent or established income stream.

Recommendation

Proceed only after verifying the planning permission, development viability, condition, construction costs, resale evidence and all auction charges. On the supplied evidence alone, do not bid on an assumed development or flip margin.

Strategy Rating

Analysis Confidence

The address, tenure, occupancy, guide and some local completed sales are supplied, but there is no condition assessment, rental evidence, GDV evidence for the proposed scheme, development-cost information or quantified auction charges.