Top Floor, 7 Duke Street, Bath, Avon, BA2 4AG

Description

A three-bedroom flat in Bath. The accommodation comprises a kitchen/dining room, three bedrooms and a bathroom. Located within the historic city centre, the property would make a good investment opportunity.

Accommodation

Kitchen/Dining Room: 3.90m x 2.59m; Bedroom One: 4.35m x 3.31m; Bedroom Two: 3.29m x 2.54m; Bedroom Three: 2.78m x 2.57m; Bathroom

Location

Located within the historic city centre of Bath.

Tenure / Property Information

Investment Analysis

The strongest evidence is the same-address leasehold sale at £322,500 on 1 May 2026. The same address also sold for £250,000 in July 2025, while nearby Duke Street flats sold for £300,000–£350,000. A supported scenario range is therefore £250,000–£350,000, with £322,500 used as the base GDV. The spread indicates valuation uncertainty, and no condition, lease length or floor-area total is supplied.

Investment Snapshot

Strategy Recommendation

Proceed only subject to satisfactory legal, lease, condition and rental due diligence. The evidence supports a cautious value-led purchase assessment, but not a confirmed BTL, BRRR or flip strategy at the guide.

Works Required

No specific works are evidenced. Allowance should be made only after inspection and review of the lease, EPC and legal information; no refurbishment cost has been assumed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £285,000 guide, the purchase plus the two stated £1,200 charges totals £287,400 before works and other possible fees. At the £322,500 base GDV, 75% refinancing equates to £241,875, leaving an indicative £45,525 before finance, tax, works and other costs. No works budget, rent or lease details are available, so BRRR feasibility is unconfirmed.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is provided. Gross yield, operating costs and debt coverage therefore remain unsupported. The £2,400 stated buyer premium and admin charge are included in the base cost, excluding other possible fees.

Flip Analysis

The base GDV of £322,500 implies a £35,100 gross spread over the guide price plus the two stated charges, before works, selling costs, finance, tax and other fees. Because no refurbishment or selling allowance is supported, a reliable flip surplus cannot be calculated.

Investor Risks & Due Diligence

• No sufficiently specific rental evidence is available, so income and yield cannot be established.

• Lease length, service charge, ground rent and other lease terms are not provided.

• Condition and refurbishment requirements are not evidenced, preventing a works budget.

• EPC is listed as TBC.

• Additional search, seller, legal and transfer fees may apply beyond the stated £2,400 charges.

• The completed-sale evidence ranges from £250,000 to £350,000, indicating material valuation variability.

Recommendation

Proceed only subject to satisfactory legal, lease, condition and rental due diligence. The evidence supports a cautious value-led purchase assessment, but not a confirmed BTL, BRRR or flip strategy at the guide.

Strategy Rating

Analysis Confidence

Recent same-address and nearby completed sales support a valuation range, but rental evidence, lease details, condition, EPC, occupancy and total acquisition costs are incomplete.