Flat 2, Stockbridge House, 192 High Street, Newmarket, Suffolk

Description

Grade II Listed leasehold flat.

Accommodation

Two bedrooms, reception room, kitchen, shower room/wc

Location

Stockbridge House is located on High Street (A1304). Shopping amenities are available locally within Newmarket Town Centre, with a further range of shops, bars and restaurants in Cambridge City Centre to the west. Public transport links are available at Newmarket Train Station to the south and via local bus services. Road links include the A1304 and the A14 to the north. Recreational pursuits are available locally.

Tenure / Property Information

Investment Analysis

The three £115,000 entries for Stockbridge House appear to represent the same completed sale on 14 August 2025, rather than three independent transactions. This is the most relevant evidence and supports a provisional base GDV of £115,000. Clarendon House evidence ranges from £145,000 to £152,500 but is a different building and is less directly comparable. No floor area, condition, aspect or exact sale-flat details are supplied, so low and high GDV scenarios cannot be supported.

Investment Snapshot

Strategy Recommendation

Proceed only as a cautious value-led acquisition subject to inspection, lease review, confirmed service charge and ground rent, rental appraisal, and full auction special conditions. Do not bid on a BTL or flip case until these unknowns are resolved.

Works Required

No specific defects or refurbishment works are evidenced. A physical inspection and review of the lease, service-charge information and communal repair liabilities are required before assigning a works budget.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £73,000 guide plus the known £1,800 contract documentation fee gives a provisional £74,800 base cost before works, legal, finance, tax and any seller-charged fees. A 75% refinance against the provisional £115,000 GDV is £86,250, implying £11,450 of cash released before those excluded costs. This is highly sensitive to the unverified GDV, lease costs and finance terms.

Buy-to-Let Analysis

BTL yield cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is provided. Ground rent and service charge are also unconfirmed, so net investment performance cannot be assessed.

Flip Analysis

The provisional £115,000 GDV compared with the £74,800 guide-plus-known-fee cost indicates a £40,200 gross difference before refurbishment, selling costs, finance, tax and any seller-charged fees. A reliable flip surplus cannot be calculated because works and selling allowances are unsupported.

Investor Risks & Due Diligence

• Ground rent, service charge and review/increase provisions are unconfirmed.

• No sufficiently specific rental evidence is available, preventing yield assessment.

• No condition, floor area or inspection evidence is supplied, so refurbishment costs are unknown.

• The £115,000 Stockbridge House evidence appears to be one repeated transaction, not multiple independent comparables.

• Additional seller-charged completion fees may apply under the Special Conditions of Sale.

• Leasehold and Grade II Listed status may create legal, management or alteration constraints that require review.

Recommendation

Proceed only as a cautious value-led acquisition subject to inspection, lease review, confirmed service charge and ground rent, rental appraisal, and full auction special conditions. Do not bid on a BTL or flip case until these unknowns are resolved.

Strategy Rating

Analysis Confidence

The property-specific completed sale provides useful GDV evidence, but rental, condition, floor area, service charge, ground rent, selling costs and additional auction fees are unavailable. The apparent Stockbridge House comparable is repeated and should be treated as one transaction.