Flat 33, Cadwell Green, Cadwell Lane, HITCHIN, Hertfordshire, SG4 0AE

Description

Third-floor flat in a modern block, in reasonable condition but requiring some cosmetic updating prior to occupation or letting. Requires some upgrading. Full vacant possession.

Accommodation

Entrance Hall, One Bedroom, Open plan Reception Room with Kitchen, Bathroom/wc

Location

The property is located in a residential block within a cul-de-sac to the north of Hitchin Centre. Hitchin provides a good range of shopping and recreational facilities. Luton is to the southwest and Stevenage to the south. Hitchin railway station provides a direct commuter service to London Euston with a journey time of just over 30 minutes.

Tenure / Property Information

Investment Analysis

Recent same-address completed sales were £248,000 in December 2025 and £255,000 in October and September 2025. A base GDV of £252,667 is supported by the average of these three recent sales, with a low/high evidence range of £248,000–£255,000. The comparables do not confirm the same flat, floor, size, specification or lease length, so this is an indicative range only. The 78-year lease and unknown service charge, ground rent and review terms require verification.

Investment Snapshot

Strategy Recommendation

Investigate the lease, service charge, ground rent, special conditions and any seller charges before bidding. Subject to satisfactory findings, the low guide price and supported local rental evidence make a refurbishment-led BTL or BRRR strategy more suitable than an immediate flip.

Works Required

Cosmetic updating and general upgrading before occupation or letting, as stated in the description. No quantified works schedule or cost has been supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the base GDV, 75% refinance is approximately £189,500. The apparent discount to the £90,000 guide could support a BRRR strategy, but cash left in cannot be calculated without quantified works, service charge, ground rent, seller charges and other acquisition costs. The 78-year lease may also affect lender and resale considerations and should be checked before bidding.

Buy-to-Let Analysis

The advertised asking rent of £1,025 pcm implies £12,300 annual gross rent and a headline 13.67% gross yield against the £90,000 guide. This is not a reliable net or all-in yield because refurbishment costs, service charge, ground rent, completion costs and any seller charges are unknown. The rent is an asking figure rather than achieved rent. Confirm lease terms and all property charges before relying on the BTL case.

Flip Analysis

Recent same-address sales support an indicative resale value of £248,000–£255,000. A flip surplus cannot be calculated because refurbishment costs, seller charges and selling costs have not been supplied. The apparent guide-price margin is therefore not a confirmed profit.

Investor Risks & Due Diligence

• Only 78 years remain on the lease.

• Annual service charge, ground rent, review period and increases are unknown.

• The seller may charge additional completion fees under the special conditions.

• The £1,025 pcm figure is an advertised asking rent, not an achieved rent.

• Refurbishment is described only generally and has not been costed.

• The supplied comparable sales do not confirm the same flat, size, floor or specification.

• Parking and heating information are unknown.

Recommendation

Investigate the lease, service charge, ground rent, special conditions and any seller charges before bidding. Subject to satisfactory findings, the low guide price and supported local rental evidence make a refurbishment-led BTL or BRRR strategy more suitable than an immediate flip.

Strategy Rating

Analysis Confidence

Recent same-address completed sales and advertised rent are available, but the exact comparable details, lease charges, parking, heating, refurbishment cost and possible seller fees are unknown.