Flat 4, Park Lodge, 21 Park Lane, Bewdley, Worcestershire

Description

The property comprises of porch, living room, kitchen, bedroom and bathroom. Externally the property benefits from manicured gardens and rear communal parking.

Accommodation

Porch, living room, kitchen, bedroom and bathroom. Living Room: 13'6" x 15'. Kitchen: 15'1 (Max) x 6'7" (Max). Bedroom: 8'6" x 13'11". Bathroom: 8'6" x 4'1".

Location

Bewdley is a picturesque riverside town in Worcestershire, offering a range of local shops, cafés, restaurants, traditional pubs and well-regarded schools. Surrounded by beautiful countryside and close to Wyre Forest, the town provides excellent opportunities for outdoor activities, with convenient access to Kidderminster, Stourport-on-Severn and the wider West Midlands.

Tenure / Property Information

Tenure	Leasehold
Lease	99 Years from 24 June 1983
EPC	Current Rating D
Parking	Rear communal parking
Services	Interested parties are requested to make their own enquiries to the relevant authorities as to the availability of services.

Investment Analysis

Three 2022 completed sales recorded at Park Lodge range from £218,000 to £235,000, with an arithmetic average of £226,000. These records do not identify the individual flat, bedroom count or lease length, so they provide only indicative evidence. The lease is stated to run from 24 June 1983 for 99 years, implying approximately 56 years remaining at the current date; the effect of this on value, mortgageability and resale cannot be quantified from the supplied evidence. Indicative scenarios are therefore £218,000 low, £226,000 base and £235,000 high, subject to legal-pack, lease and condition verification.

Investment Snapshot

Guide Price	£70,000 (plus fees)
HB Estimated GDV	£226,000
Estimated Monthly Rent	£725 pcm
Estimated Annual Rent	£8,700 pa
Gross Yield on Guide	12.4%

Strategy Recommendation

Do not proceed on the guide price alone. Obtain and review the legal pack, confirm the exact flat and lease terms, investigate lease extension requirements and obtain a condition assessment before considering either a buy-to-let or resale strategy.

Works Required

No specific repair or refurbishment works are evidenced. Obtain a full inspection and legal pack review before budgeting; only the described accommodation, communal gardens and parking are confirmed.

Rental & Market Context

HB Estimated Market Rent

£725 pcm

1 bed flat to rent in Bewdley DY12 – — 1 bed — £725 pcm — Advertised asking rent	£725 pcm
Park Lane, Bewdley, DY12 2EL 1 Bedroom, Apartment. £ ... — 1 bed — — Advertised asking rent	£725 pcm

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Park Lodge, 21, Park Lane, Bewdley, Wyre Forest, Dy12 2er 2022-12-09 · Flat/Maisonette · Leasehold	£218,000
Park Lodge, 21, Park Lane, Bewdley, Wyre Forest, Dy12 2er 2022-11-04 · Flat/Maisonette · Leasehold	£235,000
Park Lodge, 21, Park Lane, Bewdley, Wyre Forest, Dy12 2er 2022-05-31 · Flat/Maisonette · Leasehold	£225,000
Park Lodge, 21, Park Lane, Bewdley, Wyre Forest, Dy12 2er 2018-10-29 · Flat/Maisonette · Leasehold	£269,000
Park Lodge, 21, Park Lane, Bewdley, Wyre Forest, Dy12 2er 2018-08-30 · Flat/Maisonette · Leasehold	£147,500

Potential BRRR Position

Base GDV	£226,000
75% Refinance	£169,500

At the £70,000 guide, the stated buyer premium and admin charge add £3,540, before any disbursements or other special-condition charges. Refurbishment costs, finance costs and total project cost are unavailable. A formulaic 75% of the indicative £226,000 GDV is £169,500, but refinanceability may be materially affected by the stated approximately 56-year lease and cannot be assessed from the evidence. Cash left in cannot therefore be calculated reliably.

Buy-to-Let Analysis

The supplied rental evidence consists of two advertised asking rents of £725 pcm, giving £8,700 annual gross rent. Against the £70,000 guide, this is a headline gross yield of approximately 12.43%, before purchase fees, leasehold costs, finance, maintenance, voids and management. Against the indicative £226,000 base GDV, the rent equates to approximately 3.85%. Passing rent and operating costs are not supplied, so net yield cannot be established.

Flip Analysis

The indicative comparable range is £218,000 to £235,000, but the comparables do not confirm that they are the same flat or have the same lease term and condition. No works budget, selling costs, finance costs, disbursements or lease-related costs are supplied, so a reliable flip surplus cannot be calculated.

Investor Risks & Due Diligence

• Approximately 56 years may remain on the stated 99-year lease, subject to confirmation from the legal title.

• The completed sales do not identify the individual flat, its size, condition or lease length.

• Buyer premium and admin charge total £3,540, with possible additional disbursements and special-condition charges.

• No service charge, ground rent, reserve fund or other leasehold liabilities are supplied.

• The £725 pcm figures are advertised asking rents, not achieved or passing rents.

• Condition and refurbishment requirements are not evidenced.

• Mortgage and refinance availability cannot be assessed from the supplied information.

Recommendation

Do not proceed on the guide price alone. Obtain and review the legal pack, confirm the exact flat and lease terms, investigate lease extension requirements and obtain a condition assessment before considering either a buy-to-let or resale strategy.

Strategy Rating

HB Rating

★★☆☆☆

Analysis Confidence

Confidence

Low-Medium

There is useful completed-sale evidence at the building, advertised rental evidence and stated auction charges, but the comparables are not flat-specific, the lease appears short, and condition, service charges, ground rent, disbursements, finance costs and refurbishment requirements are not supplied.