Yew Tree Farm House, Great North Road, Gamston, Retford, Nottinghamshire DN22 0PZ

Description

Description A substantial detached property of approx. 3,213 Sq Ft which could suit a variety of different residential uses for both owner occupier / extended family, or investment as a HMO as the property has previously been used as C2/C3 Supported / assisted living.

The property is in good order throughout and ready for occupation and is currently arranged as 8 bedrooms primarily on the first floor, 4 of which being en-suite along with communal bathroom and multiple living spaces on the ground floor which could also provide additional bedroom spaces if required.

Outside, the property has good size grounds providing garden space and ample off street parking to both the front, side and rear.

Accommodation Ground Floor Entrance Hallway, Living Room, Dining Room, Kitchen, Storage Room, Family Room, Boiler Room, Ground Floor Bedroom 4.60m x 3.38m En-suite 2.26m x 1.50m First Floor Bedroom Two En-suite Bedroom Three En-suite Bedroom Four En-suite Bedroom Five Bedroom Six Bedroom Seven Bedroom Eight En-Suite Main Bathroom Outside The property has good size grounds to the front side and rear providing gardens and off street parking Tenure Freehold

Investment Analysis

Investment Snapshot

Underwriting basis. This is an indicative desktop appraisal. GDV is an estimated post-works/open-market value, not a guaranteed valuation. Comparable research is widened from the same street/postcode to the surrounding market up to approximately five miles where necessary.

Market Comparables

• HB 5-mile market proxy: comparable local sale/asking evidence supports a working post-works midpoint around £323,300

• Low case set 8% below midpoint (£297,000) to reflect condition/comparable uncertainty

• High case set 8% above midpoint (£349,000) for a strong investor-standard finish

HB estimated GDV: £297,000 low / £323,000 base / £349,000 high. The range reflects comparable quality, condition and the fact that auction stock can trade below normal owner-occupier market value.

Proposed Works

The allowance follows the auction description/visible condition and investor-standard refurbishment scope. It is not a structural survey or contractor quotation.

Low / Base / High Investment Scenario

BRRR Analysis

Guide £265,000 + midpoint works £13,250 + auction fee allowance £4,770 + legal/valuation £1,500 + indicative six-month bridge/arrangement cost £12,058 + holding allowance £1,500 gives a pre-SDLT all-in cost of approximately £298,078. At base GDV £323,000, a 75% refinance is £242,250, leaving approximately £55,828 capital in before SDLT. Low/high refinance outcomes are £222,750 / £261,750.

Flip Analysis

Using base GDV £323,000, pre-SDLT all-in cost £298,078 and selling/legal allowance £5,387, indicative pre-tax/pre-SDLT flip surplus is £19,536. That is approximately 6.6% profit on cost and 6.0% of GDV. A 5% sale-price reduction and 15% works overrun should be stress-tested before bidding.

Maximum Bid Indicator

For an indicative 15% pre-tax profit-on-cost target before SDLT, the desktop purchase ceiling is approximately £248,342. This is a screening figure, not a formal valuation or bidding recommendation.

Strategy Rating

Buy-to-Let: ★★★☆☆ | BRRR: ★★★★☆ | Flip: ★★★☆☆

Key Risks

Confirm legal title/tenure, occupancy, planning/licensing, service charge/ground rent where relevant, structural condition, utilities, abnormal works and finance terms. Market comparables are indicative and should be refreshed immediately before bidding.