Flat 21, Green Park, Manor Road, Bournemouth, Dorset

Description

Situated in a landmark development on the sought after East Cliff, within easy reach of the shops, restaurants and award winning beaches. The flat provides spacious and flexible accommodation with generous, private outside space comprising front and rear patios plus an allocated parking bay. The block stands in landscaped grounds. Ready for occupation, with potential to add value through cosmetic improvement.

Accommodation

Ground Floor: Entrance hall, spacious sitting room / bedroom 3 with walk-in storage room and doors to private patio, kitchen, dining room, main bedroom with en-suite shower room, second bedroom, family bathroom.

Location

Situated on the sought after East Cliff, within easy reach of the shops, restaurants and award winning beaches. The block stands in landscaped grounds.

Tenure / Property Information

Investment Analysis

Completed sales within Green Park range from £235,000 to £270,000 in 2026, with a £255,000 sale providing a reasonable base indication. The £500,000 sale is an outlier and has not been used. Comparability is limited because the evidence relates to Flat 91 rather than Flat 21 and does not provide size, condition or service-charge details. At the £180,000 guide, the 1.8% buyer premium is subject to the £3,600 minimum, before any other costs or works.

Investment Snapshot

Strategy Recommendation

Potentially suitable for BTL or owner occupation at the guide, subject to confirming the lease, service charges, ground rent, special conditions, condition and achievable rent. Do not bid on the apparent GDV margin without a quantified works and total-cost appraisal.

Works Required

Cosmetic improvement only, as supported by the description and stated value-add potential. The evidence does not specify required works, condition items, specifications or a cost allowance, so no refurbishment budget is estimated.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £255,000 base GDV, 75% refinance is £191,250. This is above the £180,000 guide, but the buyer premium, cosmetic works, other acquisition costs, leasehold costs and finance costs mean the cash position cannot be calculated. Refinanceability is also unconfirmed because lending, lease, valuation and condition information is incomplete.

Buy-to-Let Analysis

The only specific three-bedroom rental evidence is an advertised £1,600 pcm listing, implying £19,200 annual gross rent and 10.67% gross yield on the £180,000 guide. This is asking-rent evidence for another property, not achieved rent for Flat 21. Service charge, ground rent, council tax, EPC, management, finance and other ownership costs are unavailable, so net yield and total-cost yield cannot be established.

Flip Analysis

The completed-sales evidence indicates a base GDV of £255,000, with a supported range of £235,000 to £270,000. A flip surplus cannot be calculated because works, resale costs, finance costs and other project costs are not supplied. The apparent margin over the guide should therefore not be treated as profit.

Investor Risks & Due Diligence

• Comparable sales relate to Flat 91 rather than Flat 21, with no size or condition comparison provided.

• The £500,000 comparable is materially above the other sales and appears unsuitable as a base indicator.

• The £1,600 pcm figure is an advertised asking rent for another property, not achieved rent for Flat 21.

• Service charge, ground rent, council tax, EPC, heating and management costs are not supplied.

• The description supports only unspecified cosmetic improvement; no works budget or condition schedule is provided.

• Additional auction fees and Special Conditions costs may apply.

• Leasehold lending and resale implications cannot be assessed without the full lease and associated charges.

Recommendation

Potentially suitable for BTL or owner occupation at the guide, subject to confirming the lease, service charges, ground rent, special conditions, condition and achievable rent. Do not bid on the apparent GDV margin without a quantified works and total-cost appraisal.

Strategy Rating

Analysis Confidence

There are several recent same-development completed sales and one specific three-bedroom asking-rent indication, but the comparable flat, property condition, leasehold charges, EPC, costs and achievable subject rent are not evidenced.