Little Drayton, The Green, Pulham Market, Diss, Norfolk

Description

Substantial Grade II listed semi-detached period house overlooking the green in the picturesque village of Pulham Market. Formerly part of the whole property, it was divided to create a home for an elderly relative. Now vacant, the property could benefit from some improvements including windows and refurbishments to the kitchen and bathroom.

Accommodation

Ground floor: sun room/porch, hall/dining room, cloakroom, kitchen, sitting room. First floor: landing, two bedrooms, dressing room/bedroom and bathroom. Second floor: further bedroom.

Location

Situated in the sought after village of Pulham Market, overlooking the village green.

Tenure / Property Information

Tenure	Freehold
Occupancy	Vacant
EPC	Current Rating F
Council Tax	Band D
Parking	Driveway providing parking for several cars, leading to a single garage with up and over door.
Services	Interested parties are requested to make their own enquiries to the relevant authorities as to the availability of services.

Investment Analysis

The £250,000–£275,000 guide is auction guidance, not a formal valuation. Supplied completed comparables are £164,950 (2014) and £190,000 (2009), both semi-detached freehold properties on The Green, but they are too historic to establish a current market value. Current valuation evidence, refurbishment costs and rental evidence are insufficient.

Investment Snapshot

Guide Price

£250,000 - £275,000 (plus fees)

Strategy Recommendation

Do not bid on the supplied evidence alone. Proceed only after inspection and legal-pack review establish listed-building constraints, realistic works costs, current value and exit demand.

Works Required

Assess and potentially improve windows, kitchen and bathroom, alongside general refurbishment identified after inspection. Any works must account for the Grade II listed status. EPC F may also require improvement, subject to appropriate evidence and permissions.

Rental & Market Context

No sufficiently specific external rental comparable identified.

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Chestnut Cottage, The Green, Pulham Market, Diss, South Norfolk, Ip21 4su 2014-08-12 · Semi-Detached · Freehold	£164,950
Goodings, The Green, Pulham Market, Diss, South Norfolk, Ip21 4su 2009-12-10 · Semi-Detached · Freehold	£190,000

Potential BRRR Position

A BRRR appraisal cannot be quantified without a supported GDV, refurbishment budget, rent and finance assumptions. The vacant status may assist possession, but the Grade II listed status and EPC F require careful due diligence.

Buy-to-Let Analysis

BTL appraisal cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Refurbishment costs and total acquisition cost are also unavailable.

Flip Analysis

A flip surplus cannot be calculated. The available comparables are dated, no current GDV or works budget is supported, and potential selling costs are not supplied.

Investor Risks & Due Diligence

• Grade II listed status may constrain windows and refurbishment works.

• Current EPC rating is F.

• Windows, kitchen and bathroom may require improvement, but costs are unknown.

• No sufficiently specific rental evidence is available.

• Historic comparables are from 2009 and 2014 and may not reflect current value.

• Buyer premium and admin charge total £2,340, with possible additional legal-pack disbursements and special-condition costs.

Recommendation

Do not bid on the supplied evidence alone. Proceed only after inspection and legal-pack review establish listed-building constraints, realistic works costs, current value and exit demand.

Strategy Rating

HB Rating

★★☆☆☆

Analysis Confidence

Confidence

Low

Only two historic sold comparables and an auction guide are supplied; there is no current valuation, rental evidence, refurbishment budget, finance cost or complete fee schedule.