Merrimoles, 89 Fakes Road, Hemsby, Great Yarmouth, Norfolk

Description

Detached bungalow situated on a generous plot on the East Coast within walking distance of the beach in the village of Hemsby. The property is at the end of a private drive and has undergone refurbishment including purchased solar panels, two modern en-suites, oil fired central heating, double glazing and wall insulation. It has a 'C' energy rating and could be divided to create dual generation living.

Accommodation

Entrance hall, sitting room, dining room, kitchen, master bedroom with dressing room and en-suite, second bedroom with en-suite, two further bedrooms with family bathroom, study area, utility space and laundry cupboard. The property also has a laundry room and useful utility space.

Location

Situated on the East Coast in the village of Hemsby, within walking distance of the beach. Hemsby has coastal erosion and interested purchasers would need to make their own enquiries regarding this.

Tenure / Property Information

Investment Analysis

Five same-road detached freehold sales range from £130,000 to £238,000, including £155,000 in April 2026 and £238,000 in August 2025. The subject appears well-equipped and refurbished, but the comparables do not provide bedroom counts, sizes or condition detail, so a precise premium cannot be supported. A cautious evidence-based GDV range is £155,000–£238,000, with a £200,000 base case. The £230,000 guide is therefore close to the upper end of the available evidence before buyer and administration fees. Coastal erosion is a material location risk requiring purchaser investigation.

Investment Snapshot

Strategy Recommendation

Only consider if inspection and legal due diligence support a materially higher value than the cautious base case, or if it is being purchased for owner occupation. The available evidence does not support a clear BTL, BRRR or flip purchase at the guide price.

Works Required

No specific refurbishment works are evidenced as required; the property is described as having undergone refurbishment, including modern en-suites, solar panels, oil-fired central heating, double glazing and wall insulation. Allow for inspection, maintenance and any compliance items identified in the legal pack or survey, but no cost allowance is supported by the evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £200,000 base GDV and no quantified refurbishment allowance, 75% refinance would be approximately £150,000. Against the £232,340 analysed purchase and known charges, indicative cash left in is £82,340 before finance, tax and other costs. The base case does not demonstrate a strong BRRR outcome.

Buy-to-Let Analysis

BTL analysis cannot be completed because no sufficiently specific rental comparable or auctioneer rent estimate is provided. At the £230,000 guide, the known buyer premium and administration charge produce a minimum analysed acquisition cost of £232,340 before any disbursements, finance, tax, insurance or maintenance.

Flip Analysis

The £200,000 base GDV is below the £230,000 guide. Including the £1,140 buyer premium and £1,200 administration charge, the analysed cost is £232,340 before works, selling costs, finance, tax and disbursements. A reliable flip surplus cannot be calculated because no selling-cost allowance is supplied.

Investor Risks & Due Diligence

• Guide price is close to the upper end of the supplied same-road sale evidence.

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

• No refurbishment cost estimate is supplied, despite the need for survey and legal-pack verification.

• Coastal erosion is identified as a location risk requiring purchaser enquiries.

• Disbursements may be payable but are not quantified.

• Oil-fired heating and the property's specialist features may require ongoing maintenance, but no costs are supplied.

Recommendation

Only consider if inspection and legal due diligence support a materially higher value than the cautious base case, or if it is being purchased for owner occupation. The available evidence does not support a clear BTL, BRRR or flip purchase at the guide price.

Strategy Rating

Analysis Confidence

There are five same-road completed sales and detailed property features, but the comparables lack bedroom, size and condition information; rental evidence, works costs and selling costs are unavailable, and coastal erosion requires further investigation.