Bersham Lodge, Bersham, Wrexham, Wrecsam

Description

Bersham Lodge is a Grade II listed former lodge house, remodelled in 1855, occupying a generous plot within a designated conservation area. The property offers two bedrooms, a living room featuring a solid-fuel burner, a kitchen with an adjoining dining/sitting area, and a bathroom. Externally, the grounds include off-road parking, a lawned garden, and a stream with a bridge providing access to neighbouring woodland. Set within attractive rural surroundings, the property benefits from established walking routes nearby while remaining conveniently located for Wrexham and its range of local amenities. Cadw Listed Ref: 16556 & 16557.

Accommodation

Entrance Hall; Living Room - 3.78m × 3.89m; Kitchen - 3.89m × 2.90m; Dining/Sitting Room - 3.89m × 3.45m; Bathroom - 2.06m × 1.70m; Bedroom One - 2.82m × 2.79m; Bedroom Two - 3.28m × 2.54m.

Location

Set within attractive rural surroundings in Bersham, Wrexham, within a designated conservation area, with established walking routes nearby and convenient access to Wrexham and its local amenities.

Tenure / Property Information

Investment Analysis

The £250,000 guide is the only pricing evidence supplied. No HM Land Registry comparables, formal valuation, sufficiently specific rental evidence, refurbishment specification or GDV evidence is available. The known purchase price plus the £3,600 non-refundable admin charge is £253,600 before works and any other legal, search, seller-cost reimbursement, transfer or disbursement charges. A supported market value or maximum bid cannot therefore be established.

Investment Snapshot

Strategy Recommendation

Do not proceed on the guide price alone. Obtain the legal pack, specialist listed-building survey, condition and energy assessments, and independent market and rental evidence before setting a bid. Consider only if the resulting all-in cost is supported by the evidence.

Works Required

Obtain a specialist inspection and confirm the condition of the Grade II listed building, grounds, stream and bridge. Any alterations or upgrades should be assessed for listed-building and conservation-area consent. The EPC G rating should be investigated for potentially appropriate energy improvements, subject to heritage restrictions. No specific defects or works scope are evidenced.

Rental & Market Context

Potential BRRR Position

A BRRR assessment cannot be completed without supported GDV, refurbishment costs, rent and finance assumptions. The known guide price plus admin charge totals £253,600 before other costs, but the refinance value and cash left in cannot be calculated.

Buy-to-Let Analysis

BTL viability cannot be quantified because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Gross yield, operating costs and debt coverage cannot be established. The EPC G rating, listed status and solid-fuel heating require further review before assessing letting suitability.

Flip Analysis

A flip surplus cannot be calculated because there is no supported GDV, refurbishment budget or selling-cost allowance. The Grade II listing and conservation-area designation may constrain works and should be resolved through survey and legal due diligence before considering resale.

Investor Risks & Due Diligence

• Grade II listed status and conservation-area designation may constrain alterations and require specialist consent.

• EPC rating G may indicate energy-performance issues, but the required works and costs are unknown.

• No sufficiently specific rental evidence is available, so letting income and yield cannot be established.

• The £3,600 admin charge is non-refundable, with additional legal, search, seller-cost, transfer and disbursement charges possible under the auction terms.

• The condition of the building, grounds, stream and bridge is not evidenced by a survey.

• Solid-fuel heating is the only stated heating provision and its condition, compliance and suitability are unknown.

Recommendation

Do not proceed on the guide price alone. Obtain the legal pack, specialist listed-building survey, condition and energy assessments, and independent market and rental evidence before setting a bid. Consider only if the resulting all-in cost is supported by the evidence.

Strategy Rating

Analysis Confidence

Only the property description, guide price, one known admin charge and general location information are supplied. There are no completed-sale comparables, rental evidence, works budget, GDV or detailed legal-pack costs.