Flat 4 Park Lodge, Bewdley, Worcestershire, DY12 2ER

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

Investment Analysis

The supplied completed sales are leasehold flats/maisonettes at Park Lodge, with three 2022 sales between £218,000 and £235,000. Their average is £226,000, used as the base GDV. The evidence is dated and does not confirm the exact flat, specification, service charges, ground rent or lease-adjusted comparability; therefore the scenario range is limited to the supplied 2022 evidence rather than a current formal valuation.

Investment Snapshot

Strategy Recommendation

Potentially attractive on guide-price and rent evidence, but proceed only after reviewing the legal pack and confirming lease length, lease extension position, service charge, ground rent, disbursements and mortgageability. Do not rely on the apparent GDV or refinance calculation until those points are verified.

Works Required

No specific defects or refurbishment requirements are evidenced. Allow for inspection and any works identified in the legal pack or survey; no refurbishment allowance has been included in the calculations.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

On the guide-price arithmetic, the purchase plus known charges is £73,540 before any works or disbursements. A 75% advance against the £226,000 base GDV calculates to £169,500, implying £95,960 more than the stated base cost could theoretically be released. This is not evidence of actual refinance availability: the approximately 56-year remaining lease, unknown lease costs and lender criteria could substantially reduce or prevent refinancing.

Buy-to-Let Analysis

At the supplied advertised asking rent of £725 pcm, annual rent is £8,700. This produces a gross yield of 12.43% against the £70,000 guide and 11.83% against the guide plus the known £3,540 buyer premium and admin charge. These are gross figures and exclude finance, maintenance, insurance, service charge, ground rent, voids, tax and unknown disbursements. The lease commenced in 1983 for 99 years, implying approximately 56 years remaining in November 2026, which may materially restrict mortgageability and resale demand. Rental evidence is asking rent only, not achieved rent.

Flip Analysis

The base GDV is estimated at £226,000 against a base total cost of £73,540, giving a simple pre-selling-cost surplus of £152,460. This is not a formal flip profit estimate because no selling allowance, finance cost, tax, works cost or disbursements are supplied. The comparable sales are mainly from 2022 and may not represent the exact flat or current market value.

Investor Risks & Due Diligence

• Approximately 56 years may remain on the lease in November 2026, creating potential mortgageability, lease-extension and resale issues.

• Service charge, ground rent, insurance, lease restrictions and lease-extension costs are not supplied.

• Buyer disbursements may be payable but are not quantified.

• Rental figures are advertised asking rents rather than achieved rents.

• The comparable sales are dated and do not confirm the exact flat or specification.

• No condition survey or refurbishment requirements are supplied.

• EPC is rated D, with no heating or other running-cost information provided.

Recommendation

Potentially attractive on guide-price and rent evidence, but proceed only after reviewing the legal pack and confirming lease length, lease extension position, service charge, ground rent, disbursements and mortgageability. Do not rely on the apparent GDV or refinance calculation until those points are verified.

Strategy Rating

Analysis Confidence

The evidence includes several completed sales and three rental listings, but the sales are dated, exact comparability is unconfirmed, and key lease, cost, condition and finance information is missing.