Te-Kainga, Church Road, WISBECH, Cambridgeshire

Description

Two bedroom detached bungalow situated within a countryside village to be sold with vacant possession. The property is currently in poor condition internally and requires full refurbishment. The property does benefit from rear garden, conservatory and off road parking. Ideal investment or first time purchase.

Accommodation

Entrance Hall, Lounge, Kitchen, Bedroom 1, Bedroom 2, Bathroom, WC, Conservatory

Location

Countryside village location

Tenure / Property Information

Investment Analysis

The guide is £90,000, with a known £1,800 contract documentation fee, making the minimum evidenced acquisition outlay £91,800 before any applicable seller fees, taxes, finance or refurbishment. The sold comparables are detached freehold properties on Church Road, but no sizes, bedroom counts, condition details or direct bungalow comparability are supplied. Their prices range from £222,000 to £450,000, so they do not support a reliable subject-specific GDV. The property is explicitly in poor internal condition and requires full refurbishment, but no works scope or cost evidence is provided.

Investment Snapshot

Strategy Recommendation

Do not set a bid based on the supplied evidence alone. Obtain the legal pack, special conditions, full inspection, refurbishment quotations, heating and EPC information, and local bungalow resale/rental evidence before considering a purchase.

Works Required

Full internal refurbishment is required according to the description. The precise works, specifications and costs are not evidenced. EPC, heating condition and parking details also require confirmation before budgeting.

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 refurbishment costs, supported rent and a reliable GDV are unavailable. The known £1,800 contract documentation fee should be included alongside the purchase price, with any seller fees still to be checked in the special conditions.

Buy-to-Let Analysis

No sufficiently specific rental comparable or auctioneer rent estimate is supplied. Rent and gross yield cannot therefore be established. Full refurbishment and vacant possession create additional pre-letting cost and timing uncertainty.

Flip Analysis

A flip surplus cannot be calculated. The detached Church Road sales are broad market context only and do not establish a reliable resale value for this two-bedroom bungalow in poor condition. Refurbishment, selling and other project costs are not evidenced.

Investor Risks & Due Diligence

• The property is described as being in poor internal condition and requiring full refurbishment.

• No refurbishment cost evidence or detailed works scope is supplied.

• No sufficiently specific rental evidence or auctioneer rent estimate is available.

• The EPC is to be confirmed and heating information is unavailable.

• Additional seller fees may apply under the special conditions of sale.

• The supplied sold comparables lack size, bedroom, condition and bungalow details, limiting their valuation usefulness.

• Detailed parking information remains to be confirmed.

Recommendation

Do not set a bid based on the supplied evidence alone. Obtain the legal pack, special conditions, full inspection, refurbishment quotations, heating and EPC information, and local bungalow resale/rental evidence before considering a purchase.

Strategy Rating

Analysis Confidence

The guide price, tenure, vacancy, accommodation, condition description and one buyer charge are supplied, but there is no reliable subject-specific GDV, rent, refurbishment budget, EPC, heating information, or complete fee schedule.