North Lodge, Old Church Road, Tunbridge Wells, TN2 4BN

Description

A two storey detached lodge house with rear and side gardens and off-street parking. Presented in reasonable decorative order, in an attractive semi-rural position, with vacant possession. Conveniently located for the amenities of Pembury and Tunbridge Wells.

Accommodation

Ground Floor - Reception Room, Dining Room, Bedroom, Kitchen. First Floor - Three Bedrooms (one with en-suite), Bathroom/WC.

Location

Located on a country lane near to its junction with Pembury Hall Road. Shopping facilities can be found nearby in Pembury and to a further extent in Tunbridge Wells. The surrounding countryside provides a range of recreational amenities. Transport: National Rail - High Brooms, Royal Tunbridge Wells.

Tenure / Property Information

Investment Analysis

The £560,000 guide is the only price evidence supplied and is not a formal valuation. No completed sales, specific rental comparables, GDV evidence, EPC, council tax or condition survey are provided, so market value and investment returns cannot be reliably established.

Investment Snapshot

Strategy Recommendation

Do not set a bid or proceed on investment assumptions until an independent valuation, building survey, rental appraisal and full purchase-cost review are obtained.

Works Required

The property is described as being in reasonable decorative order. No specific repair or refurbishment works are evidenced; obtain a full survey and inspection before budgeting works.

Rental & Market Context

Potential BRRR Position

A BRRR assessment cannot be completed because refurbishment cost, rental value, GDV and refinance value are unsupported. The guide price alone is insufficient to determine a viable purchase or refinance.

Buy-to-Let Analysis

No sufficiently specific rental evidence or auctioneer rent estimate is supplied. Rent, gross yield and affordability cannot be established. Vacant possession may allow owner occupation or letting, subject to verification.

Flip Analysis

A flip assessment cannot be completed because there are no comparable sales, supported GDV, refurbishment budget or selling-cost allowance. The property is described as in reasonable decorative order, but this does not establish resale value or profit.

Investor Risks & Due Diligence

• The £560,000 guide price is not a formal valuation and has no supplied comparable-sale support.

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

• No EPC, council tax, heating or detailed condition information is supplied.

• The country-lane and semi-rural setting requires independent checks of access, services and suitability, none of which are evidenced here.

• Buyer, administration and other acquisition fees are not supplied, so total project cost cannot be calculated.

Recommendation

Do not set a bid or proceed on investment assumptions until an independent valuation, building survey, rental appraisal and full purchase-cost review are obtained.

Strategy Rating

Analysis Confidence

Only the guide price, basic property description, tenure and vacant-possession status are supplied; there are no sales comparables, rental evidence, GDV, works budget or key property-cost data.