Warminster Road, Bathampton, BA2 6SH

Description

The property is in need of refurbishment.

Location

Located on the eastern side of the Georgian city of Bath, with views across the valley to Solsbury Hill. The property is within walking distance of the Kennet & Avon Canal, Sydney Gardens, the Holbourne Museum and Bath city centre. Bath has a range of schools, leisure, cultural and sporting facilities, two universities and Bath Spa mainline station. The M4 motorway is 10 miles north of the city. Bathampton village is nearby.

Tenure / Property Information

Investment Analysis

Nearby completed sales on Warminster Road range from £460,000 to £1,840,000 between January 2020 and November 2022. The evidence covers detached and semi-detached properties of unspecified sizes and specifications. As the subject property's type, accommodation, size and condition detail are absent beyond a need for refurbishment, a reliable GDV or bidding figure cannot be established.

Investment Snapshot

Strategy Recommendation

Do not set a bid or pursue a strategy until the property's accommodation, tenure, condition, guide price and refurbishment costs are verified. Treat the £1,950 pcm rent as an unverified estimate only.

Works Required

Refurbishment is required, but no specific defects, accommodation details or scope of works are supplied. Obtain a full inspection and contractor schedule before bidding.

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 the guide price, property size, refurbishment budget, GDV and financing costs are not supplied. The known buyer premium is £1,800 including VAT, payable on exchange, but it cannot be incorporated into a total project cost without a purchase figure.

Buy-to-Let Analysis

The auctioneer estimates rent at £1,950 pcm, equivalent to £23,400 annually. Rental listings on Warminster Road range from £1,400 pcm for a two-bedroom property to £4,500 pcm for a four-bedroom semi-detached property, but the subject's accommodation is unknown. Yield cannot be established without a purchase price and total cost. The auctioneer figure is an estimate, not passing rent.

Flip Analysis

The supplied completed sales indicate a broad local value range, but no supported adjustment can be made for the subject property's size, type, condition or accommodation. GDV, project cost and resale surplus therefore remain unquantified. No selling-cost allowance is supplied.

Investor Risks & Due Diligence

• Unknown property type, accommodation, size and tenure prevent reliable valuation.

• The property is explicitly stated to require refurbishment, but the scope and cost are unknown.

• Guide price and therefore maximum bid cannot be assessed.

• The £1,950 pcm figure is an auctioneer estimate rather than passing rent.

• Rental listings are advertised asking rents and may not be achieved.

• The £1,800 including VAT buyer premium is payable on exchange and must be budgeted for.

• Nearby completed sales vary substantially in price and property type, limiting comparability.

Recommendation

Do not set a bid or pursue a strategy until the property's accommodation, tenure, condition, guide price and refurbishment costs are verified. Treat the £1,950 pcm rent as an unverified estimate only.

Strategy Rating

Analysis Confidence

Core inputs are missing, including property type, bedrooms, accommodation, tenure, guide price, condition scope and refurbishment cost. The available sales are wide-ranging and not demonstrably comparable.