Nunney Road, Frome, BA11 4LE

Description

The property offers superb value for a beautifully renovated family home ready for immediate occupation in this most sought after of locations. It includes a versatile annexe suitable for guests, working from home or additional rental income.

Accommodation

Beautifully renovated family home with annexe, which can be used for guests, as a home office or for additional rental income.

Location

Nunney Road is a short walk from Frome town centre, with independent cafés, boutique shops, cultural attractions and eateries. Frome is within easy driving distance of Bath, Babington House and Bruton. The desirable village of Mells is approximately a 10-minute drive west. Frome has direct mainline railway services to London Paddington taking approximately 86 minutes. The A303 (M3) provides access to the national motorway network, and Bristol Airport is less than 30 miles away.

Tenure / Property Information

Investment Analysis

The supplied sold evidence comprises five detached freehold sales on Nunney Road ranging from £558,000 to £1,176,000, with a wide variation in price and no floor area, bedroom count, plot details or specification supplied. Although the property is described as beautifully renovated and includes an annexe, its tenure, size, accommodation schedule and bedroom count are unknown. A reliable GDV or bid value cannot therefore be established from the evidence alone.

Strategy Recommendation

Do not bid on the current evidence alone. Obtain the guide price, legal pack, tenure, floor plan, bedroom and annexe details, inspection findings and a properly comparable valuation before considering owner occupation, letting or resale.

Works Required

No material refurbishment works are evidenced. The property is described as beautifully renovated and ready for immediate occupation. Any inspection, compliance or annexe-related works would require confirmation before purchase.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed because purchase price, GDV, refurbishment cost, property size, tenure and subject-specific rent are unavailable. The stated renovation may reduce refurbishment requirements, but no allowance should be assumed without inspection and documentation.

Buy-to-Let Analysis

BTL viability cannot be established. The only rental evidence is a £475 pcm advertised asking rent for houses in Nunney, which is not confirmed as comparable to this Frome property and is not an achieved rent. No guide price, subject-specific rent, bedroom count or operating costs are supplied. The annexe may offer additional rental potential, but this is unverified.

Flip Analysis

A flip surplus cannot be calculated. The sold comparables provide a broad context only, ranging from £558,000 to £1,176,000, and are detached properties with insufficient detail to adjust for the subject's size, condition, annexe or tenure. The known buyer premium is £1,800 including VAT, but no purchase price or selling-cost allowance is available.

Investor Risks & Due Diligence

• No guide price or purchase price is supplied, so bid capacity and returns cannot be calculated.

• Bedroom count, floor area, tenure and legal title information are unavailable.

• The annexe's accommodation, permissions, services and rental suitability are unverified.

• The rental evidence is a generic advertised asking rent and is not confirmed as comparable to the property.

• The sold comparables vary substantially in price and are described as detached freehold properties, while the subject's detailed specification is unavailable.

• EPC, council tax, parking, heating and other running or compliance information are not supplied.

• The property is marketed as renovated, but no inspection evidence or schedule of works is provided.

Recommendation

Do not bid on the current evidence alone. Obtain the guide price, legal pack, tenure, floor plan, bedroom and annexe details, inspection findings and a properly comparable valuation before considering owner occupation, letting or resale.

Strategy Rating

Analysis Confidence

The description and location are available, together with five sold comparables and one generic advertised rent, but critical valuation and investment inputs are missing, including guide price, bedrooms, floor area, tenure, EPC, costs and subject-specific rental evidence.