Flat 1 Beacon Court, 4 Louisa Terrace, Exmouth, Devon, EX8 2AQ

Description

Fabulous opportunity to acquire a two double bedroom garden apartment requiring modernisation, situated within Grade II Listed Beacon Court, in highly desirable Louisa Terrace. The property has two private entrances. The front door opens into a spacious laminate floored hallway leading to the two double bedrooms, sitting room with laminate flooring and double doors onto the sunny patio and wide front access path, kitchen/diner with access to a rear enclosed courtyard, with central heating boiler in external storage room, bathroom and separate WC, all with tiled floors, having the benefit of a lawned front garden with sea views and potential for one parking space STPP, and a secluded sunny patio seating area outside the sitting room.

Accommodation

Garden floor: sitting room, inner hallway with storage facilities, kitchen/diner, two double bedrooms, bathroom and separate WC. Approximate measurements: Sitting Room - 16' 2" (4.93m) x 11' 7" (3.53m); Kitchen/Dining Room - 15' 6" (4.72m) x 6' 2" (1.88m); Bedroom 1 - 15' 5" (4.70m) x 13' 5" (4.09m); Bedroom 2 - 16' 2" (4.93m) x 9' 2" (2.79m); Bathroom - 8' (2.44m) x 4' 8" (1.42m); W.C - 5' (1.52m) x 4' 4" (1.32m).

Location

Louisa Terrace is a highly sought after location, set back from the Esplanade, while being just a short walk from three miles of sandy beaches and the sea front. Exmouth town centre offers a wide selection of bespoke shops, cafes and restaurants, with a wide range of sporting, leisure and educational facilities catering for all age groups, along with a branch line to Exeter and excellent access to the M5/A30/A38 road networks and Exeter airport.

Tenure / Property Information

Investment Analysis

Completed sales evidence from Louisa Terrace ranges from £291,250 to £360,000, including £300,000 in October 2025, £345,000 in December 2025 and £360,000 in August 2026. A base GDV of £330,000 is used as an estimate, with £300,000 low and £360,000 high scenarios. The subject requires modernisation, and the comparables' condition, size and specification are not supplied, so this is not a formal valuation.

Investment Snapshot

Strategy Recommendation

Proceed only as a conditional refurbishment-led resale opportunity after reviewing the legal pack, confirming lease/service-charge details, assessing the listed-building implications and obtaining a detailed works cost. Do not rely on BTL or BRRR returns until Exmouth rent and full project costs are verified.

Works Required

Modernisation of the apartment as required, based on the description. The evidence does not specify particular defects, finishes, services or a costed scope, so no refurbishment allowance is quantified. Any works must also consider the Grade II Listed status and leasehold arrangements.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the base estimated GDV, 75% refinancing equates to £247,500. Cash left in cannot be calculated because the purchase price, refurbishment allowance and total project costs are not established. The long lease is potentially supportive, but the delayed freehold transfer/lease-extension arrangement requires legal review.

Buy-to-Let Analysis

BTL yield cannot be established reliably. The only supplied rental evidence is advertised asking rent for properties in Plymouth and Cockwood, not achieved Exmouth rents and not confirmed as directly comparable. Purchase costs, refurbishment costs, service charges and other leasehold costs are also unavailable.

Flip Analysis

A resale strategy may be possible because completed Louisa Terrace sales provide a £300,000–£360,000 evidence range. However, surplus cannot be calculated without a purchase price, quantified modernisation cost, buyer costs and a supported selling-cost allowance. The Grade II Listed status and subject condition add uncertainty.

Investor Risks & Due Diligence

• Modernisation requirements and costs are not specified.

• The comparables are nearby leasehold flats but their bedroom count, condition and specification are not supplied.

• Rental evidence is not directly comparable to Exmouth and consists of advertised asking rents.

• Grade II Listed status may constrain or complicate alterations.

• Potential parking is subject to planning permission and is not assured.

• The freehold is not transferred immediately on completion; the contract arrangement requires legal review.

• Additional seller legal fees or other legal-pack charges may apply.

• Leasehold service charges, ground rent and remaining lease obligations are not supplied.

Recommendation

Proceed only as a conditional refurbishment-led resale opportunity after reviewing the legal pack, confirming lease/service-charge details, assessing the listed-building implications and obtaining a detailed works cost. Do not rely on BTL or BRRR returns until Exmouth rent and full project costs are verified.

Strategy Rating

Analysis Confidence

There is useful completed-sale evidence from the same street and known auction administration terms, but no confirmed achieved rent, detailed condition survey, refurbishment cost, service-charge information, buyer premium, or fully comparable bedroom/specification data.