Hill House, Downs Road, East Studdal, Dover, Kent, CT15 5DA

Description

A detached property located in the popular East Studdal area, which lies to the east of the A256 providing access to Dover, with its comprehensive facilities including Dover Priory mainline railway station, comprehensive shopping, cafes, eateries, ferry port and marina. The former village post office and shop with three-bedroom accommodation, is situated on a plot extending to almost one acre and is now in need of improvement and refurbishment. It may be suitable for re-development, subject to all the necessary consents being obtainable.

Accommodation

Ground Floor: Inner hall, living room, doors to conservatory, kitchen, dining room, store room, boiler room and cloakroom/W.C. First Floor: Landing, three bedrooms and bathroom/W.C. Outside: The property is approached via a driveway leading to an area for off-road parking.

Location

East Studdal lies to the east of the A256 providing access to Dover, with Dover Priory mainline railway station, comprehensive shopping, cafes, eateries, ferry port and marina.

Tenure / Property Information

Investment Analysis

The supplied sold evidence comprises five detached freehold properties on Downs Road, with recorded prices from £185,000 to £460,000 between 2010 and 2021. The most recent comparable, Fairways, sold for £270,000 in January 2021; other recorded sales were £300,000 in 2015 and £460,000 in 2019. No floor areas, condition details or direct comparability information are supplied, and the evidence is historic. A provisional base GDV of £300,000 is therefore used only as an indicative scenario, with a low scenario based on the most recent comparable and a high scenario reflecting the highest supplied comparable. The almost-one-acre plot and possible redevelopment potential may affect value, but no planning evidence or consent is supplied.

Investment Snapshot

Strategy Recommendation

Proceed only after a full survey, quantified refurbishment appraisal, planning investigation and confirmation of all auction charges. At the £220,000+ guide, the apparent margin to the provisional base GDV is not sufficient evidence on its own to justify an unconditional bid.

Works Required

The auction description states that the property requires improvement and refurbishment. A survey is required to define the works. The scope may include general refurbishment of the existing accommodation, but no specific defects, services condition or compliance issues are evidenced. Any redevelopment would be subject to obtaining the necessary consents.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A provisional base GDV of £300,000 implies 75% of GDV of £225,000. However, refurbishment costs, administration and other non-optional auction fees, taxes and finance costs are not quantified. The refinance and cash-left-in position cannot therefore be assessed reliably. Planning and redevelopment assumptions should not be included without evidence of consent.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Refurbishment requirements and additional auction charges are also unquantified. Vacant possession is stated, but the property should not be underwritten on rental yield without local rental evidence and a detailed cost assessment.

Flip Analysis

A potential resale case exists only as an unverified comparison-led scenario. Using the provisional £300,000 base GDV, profitability cannot be calculated because the refurbishment budget, auction costs, taxes, selling costs and finance costs are unknown. The supplied £460,000 comparable is historic and its size, specification and condition are not provided, so it should not be treated as an assured exit value.

Investor Risks & Due Diligence

• Refurbishment scope and cost are unknown.

• Possible redevelopment is expressly subject to obtaining all necessary consents; no planning evidence is supplied.

• Sold comparables are historic and their sizes, specifications and condition are not provided.

• No sufficiently specific rental evidence or auctioneer rent estimate is available.

• Administration, search, other non-optional auction fees, Stamp Duty, Land Registry fees and VAT may be payable but are not quantified.

• EPC is to be confirmed and heating information is not supplied.

Recommendation

Proceed only after a full survey, quantified refurbishment appraisal, planning investigation and confirmation of all auction charges. At the £220,000+ guide, the apparent margin to the provisional base GDV is not sufficient evidence on its own to justify an unconditional bid.

Strategy Rating

Analysis Confidence

The property type, tenure, vacant possession, accommodation and several same-road sold comparables are supplied, but the sales are historic and lack floor areas and condition details. Rental evidence, EPC, refurbishment costs, planning information and complete purchase costs are unavailable.