Flat 3, 44 Market Place, Brackley, Northamptonshire, NN13 7DP

Description

Situated in the heart of the popular market town of Brackley, this immaculately presented one-bedroom first-floor apartment extends to approximately 530 sq ft and forms part of an attractive converted building. The property represents an excellent opportunity for owner-occupiers and investors alike, with an estimated rental income of £950 PCM (£11,400 per annum), reflecting a gross yield of approximately 9.1% at the guide price.

Accommodation

First floor accommodation comprises entrance hall, bathroom, open double bedroom with new carpets, electric radiator, integrated built-in wardrobes and double-glazed UPVC windows facing communal gardens, living area with vinyl flooring, electric radiators, high ceilings and dual-aspect double-glazed UPVC windows to the rear and sides, and a partially sectioned kitchen with integrated induction hob, dishwasher, fridge, freezer, extractor and oven. Communal gardens feature laid lawn areas, patio and benches for residents.

Location

Situated in the heart of Brackley, within easy walking distance of the town centre and amenities including independent cafes, traditional pubs, banking facilities and daily essentials. Waitrose and Sainsbury's are in close proximity.

Tenure / Property Information

Investment Analysis

Evidence supports a broad GDV range of £185,000–£220,000. The base case of £200,000 uses the supplied £200,000 sale at 44 Market Place, while recognising that the comparable details do not confirm identical size, condition or flat number. The £185,000 low case reflects the more recent 2025 sale at 12 Market Place; £220,000 is the older sale at 44 Market Place.

Investment Snapshot

Strategy Recommendation

Consider as a buy-to-let or BRRR candidate only after verifying the £950 PCM rent, leasehold charges, title terms and all auction costs. The low purchase price relative to supplied comparables is positive, but the investment case should not rely solely on the auctioneer's rent estimate.

Works Required

No specific refurbishment works are evidenced because the apartment is described as immaculately presented with new carpets and an equipped kitchen. A £0 base works allowance is therefore used, but the condition, appliances, electrics, communal areas and lease should be verified before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £120,000 upper guide, no evidenced refurbishment allowance and £3,600 known buyer/admin charges, base cost is £123,600. A 75% refinance of the £200,000 base GDV is £150,000, implying approximately £26,400 of capital left in before finance costs, taxes and other auction charges. The outcome depends materially on lender valuation, rent acceptance and leasehold lending criteria.

Buy-to-Let Analysis

At the conservative £120,000 upper guide, the auctioneer's £950 PCM rent estimate produces a 9.5% gross yield before finance, service charge, ground rent, maintenance, voids and management. The yield is attractive on the supplied figures, but no sufficiently specific external rental comparable or passing tenancy evidence is available. Including the known £3,600 buyer and administration charges reduces the gross yield to approximately 9.22%.

Flip Analysis

The base GDV less purchase and known buyer/admin costs indicates £76,400 of gross equity before finance, tax, selling costs and any works. A reliable flip surplus cannot be calculated because no supported selling-cost allowance or finance-cost information is supplied.

Maximum Bid Indicator

This is an HB screening estimate based on the supplied evidence and HB assumptions. It is not a formal valuation or instruction to bid.

Investor Risks & Due Diligence

• The £950 PCM figure is an auctioneer estimate rather than achieved or independently evidenced rent.

• The supplied sales do not confirm identical flat size, condition, floor or unit comparability.

• Service charge, ground rent, council tax and other leasehold costs are not supplied.

• Additional search, seller, legal and transfer costs may apply beyond the known £3,600 buyer and administration charges.

• Electric radiators may affect tenant demand and operating costs, but no energy-cost evidence is supplied.

• Refinance proceeds depend on the lender's valuation, underwriting and acceptance of the leasehold terms.

Recommendation

Consider as a buy-to-let or BRRR candidate only after verifying the £950 PCM rent, leasehold charges, title terms and all auction costs. The low purchase price relative to supplied comparables is positive, but the investment case should not rely solely on the auctioneer's rent estimate.

Strategy Rating

Analysis Confidence

The evidence includes several completed sales, a stated lease term, guide prices and an auctioneer rent estimate, but lacks flat-specific comparable details, external rental evidence, service charge, ground rent, council tax, finance costs and full auction charges.