Flat 8, Russell Court, Beach Station Road, Felixstowe, Suffolk

Description

A spacious two-bedroom first-floor apartment, situated just a short walk from the seafront and popular Beach Street. The property features a bright open-plan living/kitchen area, two bedrooms, bathroom, gas central heating, double glazing, and an allocated covered parking space.

Accommodation

Bright open-plan living/kitchen area, two bedrooms and bathroom.

Location

Located in Russell Court, close to shops, cafés, restaurants and transport links, and a short walk from Felixstowe seafront and Beach Street.

Tenure / Property Information

Investment Analysis

The strongest evidence is the January 2026 Russell Court sale at £125,000, with two further Russell Court sales at £122,500 and £112,500 in May 2024. The £125,000 sale is adopted as the base GDV. £112,500 is used as a lower scenario. The £148,000 Landguard Court sale and £192,000 Russell Court sale are less directly comparable and are not adopted as the base valuation. The £100,000 guide is before the stated £2,400 buyer premium and admin charge.

Investment Snapshot

Strategy Recommendation

Potentially suitable for cautious buy-to-let at or near the guide, subject to confirming the achieved rent, lease terms, service-charge accounts, ground-rent reviews and legal-pack liabilities. Avoid relying on a flip or BRRR strategy without inspection, full costs and refinance confirmation.

Works Required

No refurbishment defects or required works are evidenced. Allow for inspection, statutory and safety checks, and any repairs identified during viewing or in the legal pack; no works allowance can be supported from the supplied evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £100,000 guide, known buyer/admin charges of £2,400 and no unsupported works allowance, the indicative cost is £102,400. A 75% refinance against the £125,000 base GDV would be £93,750, leaving approximately £8,650 of the stated cost unrecovered before finance, tax, legal, valuation and other costs. The outcome is sensitive to the achievable rent, lease terms, service-charge position and refinance valuation.

Buy-to-Let Analysis

At the advertised asking rent of £1,100 pcm, gross rent is £13,200 per year. This gives 13.2% gross yield on the £100,000 guide, or approximately 12.89% on the guide plus the £2,400 buyer premium and admin charge. The stated £406.56 annual ground rent and £1,814 annual service charge reduce the net return materially, before finance, tax, voids, maintenance, letting and management costs. Rent is asking evidence rather than achieved rent, and the auctioneer supplied no rent estimate.

Flip Analysis

At the £100,000 guide plus the known £2,400 buyer/admin charges, the base cost before works and other costs is £102,400. Against the £125,000 base GDV, the apparent surplus is £22,600 before selling costs, finance, tax, legal costs, disbursements and any works. Because no supported refurbishment or selling allowance is available, a reliable flip surplus cannot be established.

Investor Risks & Due Diligence

• £1,814 annual service charge and approximately £406.56 annual ground rent reduce net rental income.

• The lease is leasehold and the ground-rent and service-charge review provisions require legal-pack confirmation.

• The £1,100 pcm figure is an advertised asking rent, not an achieved or guaranteed rent.

• Auction disbursements, searches, seller-cost reimbursement, legal fees and transfer fees may be payable but are not quantified.

• No condition report or refurbishment budget is supplied.

• The £125,000 GDV is based on limited comparable evidence and may differ from the eventual valuation.

• Finance, tax, voids, maintenance, management and selling costs are excluded from the headline yield and indicative calculations.

Recommendation

Potentially suitable for cautious buy-to-let at or near the guide, subject to confirming the achieved rent, lease terms, service-charge accounts, ground-rent reviews and legal-pack liabilities. Avoid relying on a flip or BRRR strategy without inspection, full costs and refinance confirmation.

Strategy Rating

Analysis Confidence

There are several relevant completed sales and one apparently relevant two-bedroom asking-rent level, but the exact comparable flat details, condition, achieved rent, legal-pack costs, selling costs and refurbishment requirements are unavailable.