Rivercroft Cottage, Beech Road, Wroxham, Norwich, Norfolk

Description

A Grade II listed detached cottage in a highly sought after Broadland location, requiring refurbishment but offering considerable potential. The property has been vacant for some time and requires general updating and improvement. It retains considerable character and a wealth of original features. Areas are affected by damp and buyers should anticipate a programme of remedial works and modernisation.

Accommodation

Ground Floor: Hall, sitting room, dining room, kitchen, living room/bedroom 4, two bathrooms. First Floor: Landing, three bedrooms, one with ensuite cloakroom.

Location

Wroxham is at the heart of the Norfolk Broads and is an extremely popular destination, with an excellent range of shops, restaurants, cafés, public houses and leisure facilities.

Tenure / Property Information

Investment Analysis

The supplied completed sales on Beech Road range from £415,000 to £1,250,000, but they vary substantially in value and no floor areas, condition details or direct comparability are provided. The £415,000 sale is the nearest available reference by price, but it is not sufficient to establish a reliable GDV for this vacant, damp-affected Grade II listed cottage. The guide is £325,000–£350,000, plus the known £2,100 buyer premium and admin charge and any further legal-pack disbursements.

Investment Snapshot

Strategy Recommendation

Proceed only after a full building survey, listed-building/planning review and legal-pack review. Do not rely on a BTL, BRRR or flip appraisal until works, rent and GDV are independently supported.

Works Required

Investigate and remedy the reported damp, undertake general updating and modernisation, and preserve the original character and listed features. Any required works should be confirmed by a detailed survey and the legal/planning position, including any necessary listed-building consents.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be quantified because the refurbishment cost, supported GDV and achievable rent are unavailable. Refinance proceeds and cash left in therefore cannot be calculated. The listed status and reported damp require careful due diligence before purchase.

Buy-to-Let Analysis

No sufficiently specific rental evidence or auctioneer rent estimate is supplied, so rent, gross yield and BTL viability cannot be established. The property is vacant and requires refurbishment, with damp reported.

Flip Analysis

A flip surplus cannot be calculated. Although completed sales on the same road provide broad market context, the comparables differ materially in price and lack size and condition details. Refurbishment costs, selling costs and a reliable resale value are unsupported.

Investor Risks & Due Diligence

• Reported damp and a potentially substantial remedial programme.

• Grade II listed status may restrict alterations, materials and modernisation.

• The property has been vacant for some time.

• No sufficiently specific rental evidence is available.

• Same-road comparables vary widely in price and lack size and condition details.

• Further legal-pack disbursements and special-condition charges may be payable.

Recommendation

Proceed only after a full building survey, listed-building/planning review and legal-pack review. Do not rely on a BTL, BRRR or flip appraisal until works, rent and GDV are independently supported.

Strategy Rating

Analysis Confidence

The evidence confirms tenure, occupancy, condition concerns, known auction charges and broad same-road sales, but provides no quantified works, rental evidence, floor area, EPC, heating details or directly matched valuation comparable.