Brede Court, Brede, Rye, East Sussex, TN31 6EJ

Description

Freehold detached house requiring extensive remedial works and complete refurbishment. The auctioneers have not been able to fully inspect the property to confirm the internal condition or current layout. The property is not safe to enter and no internal viewings will take place.

Accommodation

The 431 sq m property previously comprised a living room, drawing room, foyer, kitchen/breakfast room, utility room, WC, bedroom and ensuite. Over the first floor are 8 bedrooms, with 6 en-suites and 2 bathrooms. Total floor area: 431 sq m, taken from EPC.

Location

Located in the village of Brede with local amenities. Hastings town centre is approximately 7 miles away and Hastings mainline railway station is approximately 6.6 miles away. What3Words location pin: verb.intersect.foods.

Tenure / Property Information

Investment Analysis

The £827,500 completed sale of Brede Court in 2021 is the strongest available value evidence, but the date, current condition and unverified internal layout create substantial uncertainty. Other local detached sales range from £595,000 to £390,000. A formal post-refurbishment value cannot be established from the supplied evidence.

Investment Snapshot

Strategy Recommendation

Proceed only conditionally after reviewing the legal pack and obtaining a professional cost plan or survey route. Do not set a maximum bid from the current evidence.

Works Required

Extensive remedial works and complete refurbishment are required. The internal layout and condition must be verified before specifying works or costs; the property is currently unsafe to enter.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR strategy cannot be underwritten without internal inspection, refurbishment costs, a verified layout, achievable rent and finance costs. The indicative 75% refinance of the base GDV is £620,625, but cash left in cannot be calculated.

Buy-to-Let Analysis

BTL appraisal cannot be established. The only rental evidence is an £825 pcm advertised asking rent for a professional lady near Rye, which is not a property-specific achieved or estimated rent for this large, uninhabitable house.

Flip Analysis

The 2021 same-property sale at £827,500 provides the principal GDV reference. Flip surplus cannot be calculated because refurbishment costs, acquisition costs beyond stated charges and selling costs are unsupported.

Investor Risks & Due Diligence

• Property is unsafe to enter and cannot be internally inspected before purchase.

• Extensive remedial works and complete refurbishment are required, but costs are unknown.

• Current internal condition and layout are unverified.

• Potential legal-pack disbursements and other purchaser charges are unspecified.

• Rental evidence is not property-specific and does not establish achievable rent.

Recommendation

Proceed only conditionally after reviewing the legal pack and obtaining a professional cost plan or survey route. Do not set a maximum bid from the current evidence.

Strategy Rating

Analysis Confidence

There is useful same-property sale evidence and stated floor area, but the property is unsafe to enter, the internal layout is unverified and no refurbishment, rental or selling-cost evidence is available.