Hawthorne Cottage, 6 Brewers Green, Roydon, Diss

Description

A charming detached cottage in a semi-rural location. Just a mile and a half from Diss and with rural aspects to the front and rear is this attractive detached cottage presented in good order throughout. A particularly well priced Lot which is an ideal family home.

Accommodation

Porch, sitting/dining room, kitchen, conservatory, bathroom and three bedrooms. A long shingle driveway provides parking for several vehicles and leads to a detached garage; to the rear is a delightful courtyard garden.

Location

Semi-rural location, a mile and a half from Diss, with rural aspects to the front and rear.

Tenure / Property Information

Tenure	Freehold
EPC	Current Rating D
Council Tax	Band D
Parking	Long shingle driveway providing parking for several vehicles; detached garage.
Services	Interested parties are requested to make their own enquiries to the relevant authorities as to the availability of services.

Investment Analysis

The £230,000–£250,000 guide is auction guidance, not a formal valuation. The only supplied comparable sales are this same property at £249,950 in 2008 and £71,000 in 1996, which are too dated to support a current GDV. Current market value therefore cannot be reliably established from the evidence.

Investment Snapshot

Guide Price

£230,000 - £250,000 (plus fees)

Strategy Recommendation

Treat as a potential owner-occupier purchase rather than an investment project, subject to independent valuation, survey and legal-pack review.

Works Required

No specific defects or refurbishment works are evidenced; the property is described as being in good order throughout. Allow for inspection and legal-pack review only.

Rental & Market Context

No sufficiently specific external rental comparable identified.

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Hawthorne Cottage, 6, Brewers Green, Roydon, Diss, South Norfolk, Ip22 5sd 2008-04-03 · Detached · Freehold	£249,950
Hawthorne Cottage, 6, Brewers Green, Roydon, Diss, South Norfolk, Ip22 5sd 1996-11-15 · Detached · Freehold	£71,000

Potential BRRR Position

BRRR analysis cannot be supported without a current GDV, rental evidence and refurbishment budget. The known buyer premium and admin charge total £2,700, excluding any legal-pack disbursements.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied.

Flip Analysis

A flip surplus cannot be calculated because there is no current supported GDV, refurbishment allowance or selling-cost allowance. The historical 2008 sale is not sufficient evidence for a current resale value.

Investor Risks & Due Diligence

• Current market value is not supported by the dated comparable sales.

• No rental evidence is available, preventing reliable yield analysis.

• Buyer premium and admin charge total £2,700, with possible additional legal-pack disbursements.

• No detailed condition survey or refurbishment budget is supplied.

• EPC rating is D.

Recommendation

Treat as a potential owner-occupier purchase rather than an investment project, subject to independent valuation, survey and legal-pack review.

Strategy Rating

HB Rating

★★☆☆☆

Analysis Confidence

Confidence

Low

Property description and auction costs are supplied, but current comparable evidence, rental evidence, condition detail and refurbishment costs are absent.