Yalding, Balcombe Road, Horley, RH6 9SW

Description

Vacant Freehold Detached House - With Paddock (SY212798 & SY61773). Yalding is a gated detached property, situated in a large plot comprising: entrance hallway, 3 x reception rooms, kitchen, utility room and cloakroom. Ascending to the first floor are 4x double bedrooms, (2 with ensuites) and a main bathroom. Externally, the property benefits from of a double garage with work shop and games room/study above. The property also benefits from a driveway, with parking for multiple vehicles and extensive garden and paddock.

Accommodation

GROUND FLOOR: Hallway; Lounge - 6.20 x 3.30; Drawing Room - 5.70 x 5.20; Dining Room - 6.20 x 3.30; Kitchen - 8.50 x 4.60; Cloak Room. FIRST FLOOR: Bedroom - 4.60 x 3.60 (with en-suite); Bedroom - 4.20 x 3.30; Bedroom - 4.90 x 4.50; Bedroom - 4.60 x 4.10 (with ensuite); Bathroom. Total Floor Area - 243.67 sq.m. Externally: double garage with workshop and games room/study above, driveway, extensive garden and paddock.

Location

The property is situated just south of Horley, and within convenient access of a wide range of local amenities. Crawley town centre, Manor Royal Business District and Gatwick Airport are all within easy reach, with the M23 motorway providing excellent connections towards London, Brighton and the wider South East. Gatwick Airport to London Victoria, the Gatwick Express - approx 30 minutes. Location Pin: most.snacks.decks.

Tenure / Property Information

Investment Analysis

The five supplied same-road detached freehold sales range from £790,000 to £1,003,163, with a median of £910,000. The subject has substantial accommodation, garage, garden and paddock, but the comparables’ condition, plot sizes and specifications are not provided. £910,000 is therefore an indicative evidence-based GDV, not a formal valuation.

Investment Snapshot

Strategy Recommendation

Proceed only after reviewing the legal pack and obtaining a full survey. The evidence supports potential value below the guide, but unknown condition, costs and resale assumptions make a firm investment strategy premature.

Works Required

No specific defects or refurbishment requirements are evidenced. Allow for inspection, safety checks, legal review and any works identified by survey; no numeric works allowance can be supported.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £750,000 guide, the known 1% buyer administration charge is £7,500, before unspecified legal, search, transfer and other charges. A 75% refinance of the indicative £910,000 GDV is £682,500, but total project cost and cash left in cannot be calculated without works and full acquisition costs.

Buy-to-Let Analysis

BTL cannot be assessed because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The property is vacant, but achievable rent and operating costs are unknown.

Flip Analysis

The indicative £910,000 GDV is supported by same-road sold comparables. At guide plus the known administration charge, the minimum known acquisition outlay is £757,500 before other fees, works, finance and selling costs. Flip surplus cannot be established.

Investor Risks & Due Diligence

• Comparable sales are from 2018–2022 and may not reflect current market value.

• Comparable condition, plot size and specification are not provided.

• No rental evidence is available, preventing yield assessment.

• Property condition and refurbishment requirements are not evidenced.

• Special conditions may impose additional legal, search, transfer or seller-cost charges.

• Paddock and associated land require legal and practical due diligence.

Recommendation

Proceed only after reviewing the legal pack and obtaining a full survey. The evidence supports potential value below the guide, but unknown condition, costs and resale assumptions make a firm investment strategy premature.

Strategy Rating

Analysis Confidence

Good same-road sold evidence and detailed accommodation are supplied, but comparable specifications, condition, rental evidence, works costs and full auction charges are missing.