Bridge House, Reydon, Suffolk

Description

A substantial double-fronted four-bedroom detached period property occupying a prominent position in Reydon, on the fringe of Southwold. Formerly The Bear Inn (c. early 1800s), Bridge House combines rich local history with generous accommodation, a large mature garden and off-road parking.

Accommodation

Entrance Lobby; Sitting Room - 21'2 x 17'3; Dining Room - 17'3 x 17'0; Kitchen - 22'2 x 9'7; Utility Room - 9'7 x 8'8; Guest WC; Pantry; Family Room - 9'7 x 7'4; Cellar - 14'1 x 12'4; First Floor Landing; Bedroom One - 17'0 x 14'1; Ensuite Bathroom/WC - 17'1 x 9'10; Bedroom Two - 13'2 x 10'6; Bedroom Three - 12'6 x 9'10; Bedroom Four - 13'2 x 9'7; Shower Room/WC

Location

On the outskirts of Reydon village, on the fringe of Southwold; occupying a prominent position in Reydon.

Tenure / Property Information

Investment Analysis

The £325,000 guide is not independently supported by a current comparable. The supplied sold evidence is historic: Bridge House sold for £235,000 in 2002 and Mights House sold for £460,000 in 2015. No current valuation, condition report or sufficiently specific rental evidence is provided, so GDV and investment returns cannot be established.

Investment Snapshot

Strategy Recommendation

Do not bid on yield or resale assumptions alone. Proceed only after satisfactory survey, legal review, current valuation, rental evidence and confirmation of all buyer fees.

Works Required

No specific refurbishment works are evidenced. Obtain a full survey and assess the period property, services, cellar, roof, structure, bathrooms, kitchen and external areas before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment is unsupported without a current GDV, refurbishment budget, rent and finance costs. Historic sales alone do not establish a refinance valuation.

Buy-to-Let Analysis

BTL returns cannot be calculated because no sufficiently specific rental evidence or auctioneer rent estimate is provided. The property is vacant and the unspecified PLUS FEES would also need to be established.

Flip Analysis

A flip surplus cannot be calculated because there is no current resale valuation, supported works budget or selling-cost allowance. The supplied comparables are materially historic.

Investor Risks & Due Diligence

• Unspecified PLUS FEES and no buyer premium or administration charge figures.

• No condition or survey evidence for this period property.

• No sufficiently specific rental evidence or passing rent.

• Vacant property with no established income.

• Comparable sales are historic and do not provide a current valuation.

Recommendation

Do not bid on yield or resale assumptions alone. Proceed only after satisfactory survey, legal review, current valuation, rental evidence and confirmation of all buyer fees.

Strategy Rating

Analysis Confidence

The evidence confirms the property description, tenure and vacancy, but lacks condition, current comparables, rental evidence, fees and a current valuation.