Flat 4 Domino Court, Bournemouth, Dorset, BH1 1JR

Description

A one-bedroom flat in Bournemouth, Dorset. The accommodation comprises an entrance hall, living room/bedroom, kitchen and bathroom.

Accommodation

Top floor flat. Entrance Hall; Living Room / Bedroom: 19'2 x 9'8; Kitchen: 10'0 x 3'8; Bathroom.

Location

Bournemouth, Dorset

Tenure / Property Information

Investment Analysis

The strongest evidence is the supplied Domino Court sale at £113,500 in February 2023. Other supplied sales range from £55,000 to £125,000 but are older, from different units or lack confirmed comparability. A base GDV of £113,500 is therefore used, with a broad evidence-based range of £81,500–£125,000. The 58-year lease, EPC E rating and absence of condition, service-charge, ground-rent and parking information reduce confidence and may materially affect value.

Investment Snapshot

Strategy Recommendation

Do not bid on headline yield alone. Consider only after inspection, full legal-pack review, confirmation of service charge and ground rent, mortgageability assessment and lease-extension advice. The short lease makes this a higher-risk purchase.

Works Required

No condition defects or required works are stated. Allowance cannot be estimated without inspection. EPC improvement requirements, if any, are also unconfirmed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the base GDV, 75% refinancing equates to £85,125. Cash left in cannot be calculated because refurbishment costs, legal costs, finance costs and other acquisition costs are not supplied. The 58-year lease may restrict mortgageability and refinance options and requires specialist lease valuation advice.

Buy-to-Let Analysis

The £1,250 pcm figure is a generic advertised Bournemouth flats-to-let asking rent, not a subject-property or achieved rent. It implies £15,000 annual gross rent and 31.25% gross yield against the £48,000 guide, before costs. This headline yield cannot be relied upon because service charge, ground rent, management, voids, repairs, finance, tax and the short lease are not evidenced.

Flip Analysis

A flip surplus cannot be calculated reliably because works, selling costs, legal costs and any lease-related discount are unsupported. The supplied sales provide a possible GDV range, but they are not sufficiently consistent to establish a dependable resale margin.

Investor Risks & Due Diligence

• Only 58 years remain on the lease, creating potential valuation, mortgageability and lease-extension risk.

• The £1,250 pcm rent is a generic advertised asking rent rather than achieved or subject-specific rent.

• No condition, refurbishment, service-charge, ground-rent, parking or heating information is supplied.

• Additional auction costs may include searches, seller-cost reimbursement, legal fees and transfer fees.

• The supplied comparable sales vary materially in date, price and apparent comparability.

Recommendation

Do not bid on headline yield alone. Consider only after inspection, full legal-pack review, confirmation of service charge and ground rent, mortgageability assessment and lease-extension advice. The short lease makes this a higher-risk purchase.

Strategy Rating

Analysis Confidence

There is useful completed-sale evidence and a generic rental asking figure, but no condition report, subject-specific rent, operating costs, service-charge or ground-rent data, and the 58-year lease materially limits comparability and finance certainty.