Ground Floor Flat, 52 Douglas Road, Herne Bay, Kent

Description

A self-contained two-bedroom flat situated on the ground floor of this mid-terraced building on the outskirts of Herne Bay. The flat requires some improvement but does have double glazed windows and a gas heating system via radiators.

Accommodation

Communal entrance; entrance hall, living room, kitchen, main bedroom with en-suite bathroom W.C., second bedroom and lean-to/covered area leading to garden. Garden to rear.

Location

Situated on the outskirts of Herne Bay.

Tenure / Property Information

Investment Analysis

The supplied guide is £120,000–£130,000, but no completed sales comparables or formal valuation evidence is provided. A supported GDV, market value, refurbishment budget or maximum bid cannot therefore be established. The flat is vacant, has two bedrooms, EPC C, double glazing and gas radiator heating, but is stated to require some improvement without quantified scope.

Investment Snapshot

Strategy Recommendation

Do not rely on the guide as market value. Obtain the legal pack, inspect and cost the unspecified improvements, verify the freehold/title position and establish achievable rent before considering purchase.

Works Required

Inspect and price the unspecified improvements, including the condition of the accommodation, kitchen, bathrooms, lean-to/covered area, garden and services. No specific defects or works cost is evidenced, so no quantified allowance is given.

Rental & Market Context

Potential BRRR Position

A BRRR assessment cannot be supported without evidence for GDV, refurbishment cost, achievable rent or refinance value. The vacant possession and stated need for improvement may require capital expenditure, but its scale is unknown.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Gross yield, operating costs and a maximum bid cannot be calculated. Confirm achievable rent and all acquisition, administration and other non-optional costs before bidding.

Flip Analysis

A flip appraisal cannot be supported because there are no completed sales comparables, supported GDV or quantified works allowance. Selling costs are also not supplied, so any resale surplus would be unsupported.

Investor Risks & Due Diligence

• Unquantified improvement requirements may materially increase the project cost.

• No sufficiently specific rental evidence is available, so income and yield are unverified.

• No completed sales comparables or formal valuation evidence are supplied.

• An administration fee and other non-optional fees may be payable in addition to the bid price.

• Stamp Duty, Land Registry fees, VAT and search or other costs may also apply, but amounts are not supplied.

Recommendation

Do not rely on the guide as market value. Obtain the legal pack, inspect and cost the unspecified improvements, verify the freehold/title position and establish achievable rent before considering purchase.

Strategy Rating

Analysis Confidence

Only basic property particulars, guide range and limited condition information are supplied; there are no sales comparables, rental evidence, works budget or quantified acquisition costs.