Flat 22, 1 Farnsby Street, Swindon, Wiltshire, SN1 5AP

Description

A two-bedroom mid-floor flat situated in Swindon, Wiltshire.

Accommodation

Entrance Hall; Kitchen/Living/Dining Room; Bedroom One; Bedroom Two; Bathroom

Location

Swindon, Wiltshire

Tenure / Property Information

Investment Analysis

Same-address leasehold flat/maisonette sales range from £78,000 to £150,000 across 2023–2025. The evidence does not confirm that the comparables are the same flat or provide size, floor, lease or condition details. A cautious base GDV of £100,000 uses the latest supplied comparable, with £78,000–£150,000 as the observed evidence range rather than a formal valuation.

Investment Snapshot

Strategy Recommendation

Proceed only after confirming the lease, legal pack, service-charge position, condition and achievable rent. The low guide price is potentially attractive against same-address sales, but the evidence is too incomplete to set a reliable maximum bid or select BTL, BRRR or flip with confidence.

Works Required

No specific defects or refurbishment requirements are evidenced. Obtain legal, lease and physical inspection information before budgeting works; no works allowance is included.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £40,000 guide, the known buyer premium and administration charge add £2,700 before any works, finance, legal or other auction costs. A 75% refinance of the £100,000 base GDV would be £75,000, but total project cost and cash left in cannot be calculated because works, lease-related costs and other charges are unknown.

Buy-to-Let Analysis

The supplied rental evidence ranges from £450 to £1,100 pcm and consists only of advertised asking rents from different listings, not achieved rents for this flat. On the £40,000 guide, this implies a broad gross yield range of 13.5%–33.0%, but a dependable BTL yield cannot be established without a supported property-specific rent and full costs.

Flip Analysis

The evidence-supported GDV scenarios are £78,000 low, £100,000 base and £150,000 high. A flip surplus cannot be calculated because refurbishment costs, selling costs and several purchase-related costs are not supplied.

Investor Risks & Due Diligence

• Sold comparable prices vary materially from £78,000 to £150,000 and may not relate to the same flat.

• Lease length, service charge, ground rent and other lease terms are not supplied.

• Occupancy and current tenancy status are not supplied.

• Rental figures are advertised asking rents from different listings, not achieved rent for this flat.

• No condition survey or refurbishment cost evidence is supplied.

• Buyer premium and administration charge are payable, with further possible search, seller, legal and transfer costs.

• Parking, heating and council tax details are not supplied.

Recommendation

Proceed only after confirming the lease, legal pack, service-charge position, condition and achievable rent. The low guide price is potentially attractive against same-address sales, but the evidence is too incomplete to set a reliable maximum bid or select BTL, BRRR or flip with confidence.

Strategy Rating

Analysis Confidence

There are multiple same-address sold comparables and rent advertisements, but the comparable-unit match, lease details, occupancy, condition, achieved rent, works and several costs are unconfirmed.