Westminster Close, Burn Bridge, HG3 1LT

Description

An individual three-bedroom bungalow in an attractive cul-de-sac in Burn Bridge, close to open countryside. The property offers generous, flexible accommodation and scope to update or remodel to suit a buyer’s needs. The ground floor comprises an entrance hall, spacious sitting room, dining kitchen with access to the garden, shower room and a double bedroom. An open-plan dining or study area could be reinstated as a second bedroom. The converted first floor provides a large open-plan room, a further room and a shower room. The first floor is described as occasional accommodation because building regulations documentation is unavailable. Outside, there is driveway parking, a detached single garage and a south-west-facing garden with seating areas and planted borders.

Accommodation

Ground floor: entrance hall, spacious sitting room, dining kitchen with access to the garden, shower room and double bedroom. An open-plan dining or study area could be reinstated as a second bedroom. Converted first floor: large open-plan room, further room and shower room. The first floor is described as occasional accommodation. Outside: driveway, detached single garage and south-west-facing garden with seating areas and planted borders.

Location

Attractive cul-de-sac in Burn Bridge, close to open countryside.

Tenure / Property Information

Investment Analysis

The strongest evidence is the completed sale of 1 Westminster Close at £490,000 in August 2023. Older sales on the same close range from £650,000 to £725,000, but the evidence does not provide their accommodation, condition or comparability. A base GDV of £490,000 is therefore used, with a cautious high scenario of £650,000; the first-floor accommodation is described as occasional and lacks building-regulations documentation, creating valuation uncertainty.

Investment Snapshot

Strategy Recommendation

Potential owner-occupier purchase or carefully costed refurbishment, subject to inspection, legal checks and verification of first-floor compliance. Do not bid solely on the apparent GDV margin.

Works Required

Update or remodel the accommodation to suit the purchaser, subject to inspection. Consider whether the open-plan dining/study area can be reinstated as a second bedroom. Verify the status and compliance of the converted first floor before relying on it as accommodation; no specific defects or quantified works are evidenced.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £365,000 guide, the purchase is £125,000 below the selected £490,000 base GDV before works and additional costs. A 75% refinance of the base GDV would be £367,500, but cash left in cannot be calculated because refurbishment and transaction costs are unsupported. First-floor documentation and actual condition require verification.

Buy-to-Let Analysis

BTL analysis cannot be completed because no sufficiently specific rental comparable or auctioneer rent estimate is provided. Works, buyer/admin fees and any finance or tax costs are also unknown.

Flip Analysis

The guide is below the selected comparable-based base GDV, but a flip surplus cannot be calculated because refurbishment costs, additional auction costs and selling costs are not provided. The lack of building-regulations documentation for the first floor may affect resaleability and value.

Investor Risks & Due Diligence

• The converted first floor is described as occasional accommodation and lacks building-regulations documentation.

• Actual condition and the cost of updating or remodelling are not evidenced.

• No sufficiently specific rental evidence is available, preventing a supported BTL yield assessment.

• Additional auction costs and fees are stated to apply but are not quantified.

• Comparable sales vary materially and lack detailed accommodation and condition information.

Recommendation

Potential owner-occupier purchase or carefully costed refurbishment, subject to inspection, legal checks and verification of first-floor compliance. Do not bid solely on the apparent GDV margin.

Strategy Rating

Analysis Confidence

There is a recent same-close completed sale and older same-close sales, but no floor areas, detailed condition, rental evidence, EPC, works budget, buyer fees or first-floor compliance documentation.