Cherry Tree Cottage, Valley Road, Barham, Canterbury, Kent, CT4 6NX

Description

A three-bedroom, three-reception room double fronted detached house known as Cherry Tree Cottage has many period features including fireplaces, deep skirting and picture rails. It lies in the heart of Barham Village, yet a few miles from the A2 and approximately seven miles from Canterbury. Cherry Tree Cottage is now in need of total refurbishment but it will allow the successful purchaser the opportunity to redecorate in their own taste in style.

Accommodation

Ground Floor: Entrance porch, entrance hall, dining room, living room, sitting room with doors to lean to conservatory, kitchen and cloakroom/W.C. First Floor: Landing, three bedrooms and bathroom with wash handbasin and separate W.C. Outside: Front and rear gardens (overgrown).

Location

Heart of Barham Village, a few miles from the A2 and approximately seven miles from Canterbury.

Tenure / Property Information

Investment Analysis

The supplied completed sales are on Valley Road and range from £310,000 to £775,000, but they span 2018–2025 and no floor areas, condition details or directly comparable specifications are provided. The subject requires total refurbishment, so these sales do not support a reliable GDV estimate without further evidence. The £240,000–£250,000 guide cannot be tested sufficiently against a supported post-works value.

Investment Snapshot

Strategy Recommendation

Proceed only as a tightly surveyed refurbishment project. Obtain a full building survey, quantified works schedule, rental evidence and clarification of all buyer and administration fees before setting a bid limit. On the supplied evidence alone, do not bid on an assumed GDV or profit margin.

Works Required

Total refurbishment and redecoration are stated as required. The scope should be established by survey and quotations. The overgrown front and rear gardens require attention. EPC F indicates that energy-performance improvements may need investigation. Any front parking would be subject to obtaining the necessary consents.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR appraisal cannot be quantified because GDV, refurbishment cost, rent and the full purchase cost including unspecified fees are unsupported. Refinancing at 75% of GDV therefore cannot be calculated. The strategy would require a detailed survey, refurbishment budget and rental assessment before bidding.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Total refurbishment, EPC F and unknown purchase-related fees would need to be reflected in any investment appraisal.

Flip Analysis

A flip appraisal cannot be quantified reliably. The local completed sales provide a broad £310,000–£775,000 range but lack sufficient comparability, while refurbishment costs and selling allowances are unknown. The guide price alone does not establish a viable resale margin.

Investor Risks & Due Diligence

• The property is stated to require total refurbishment, but no quantified scope or cost is supplied.

• EPC rating F may indicate additional energy-performance requirements or costs, although the necessary works are not specified.

• The gardens are described as overgrown.

• No sufficiently specific rental comparable or auctioneer rent estimate is provided.

• Administration and other non-optional fees are unspecified and may be payable in addition to the bid price.

• Potential front parking is subject to all necessary consents and is not assured.

• The supplied Valley Road sales range widely from £310,000 to £775,000 and lacks floor-area and condition detail for reliable comparison.

Recommendation

Proceed only as a tightly surveyed refurbishment project. Obtain a full building survey, quantified works schedule, rental evidence and clarification of all buyer and administration fees before setting a bid limit. On the supplied evidence alone, do not bid on an assumed GDV or profit margin.

Strategy Rating

Analysis Confidence

Completed sales are available, but there is no floor area, detailed condition survey, refurbishment cost, rental evidence, auctioneer rent estimate, heating information or specified fee schedule. The sales also show a wide range and varying dates.