1 Reservoir Cottages, Love Lane, Abbots Langley, Hertfordshire, WD5 0QA

Description

A Vacant Three Bedroom Semi Detached House. The property comprises a three bedroom semi detached house arranged over ground and first floors.

Accommodation

Ground Floor: Reception Room, Kitchen, WC. First Floor: Three Bedrooms, Bathroom. Exterior: Front and rear gardens.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Leavesden Country Park are within easy reach. Transport links are provided by Watford Junction overground station, Kings Langley rail station and the M25.

Tenure / Property Information

Investment Analysis

The only directly comparable completed sale supplied is 2 Love Lane, a freehold semi-detached property, sold for £578,000 on 19 October 2018. This supports a historical reference point, but the evidence does not establish a current market value or justify adjustments for condition, specification or time. Base GDV is therefore estimated at £578,000 with low and high scenarios unavailable.

Investment Snapshot

Strategy Recommendation

Potentially investigate as a BTL, subject to survey, achieved-rent validation, legal-pack review and confirmation of all purchase costs. Do not rely on the historic comparable for a BRRR or flip bid without current valuation and works evidence.

Works Required

No specific defects or refurbishment requirements are evidenced. Arrange a full inspection and assess the kitchen, bathroom, decoration, services, roof, windows and gardens before budgeting or bidding; no works allowance has been assumed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the guide price, 75% of the indicative £578,000 base GDV is £433,500. However, the refinance outcome and cash left in cannot be reliably calculated because condition, works, total acquisition costs, finance costs and current lender valuation are unsupported. The historic comparable should not be treated as a guaranteed refinance valuation.

Buy-to-Let Analysis

Two rental listings support an advertised asking rent of £2,000 pcm for a three-bedroom property, equating to £24,000 annually. Against the £250,000 guide, the gross yield is 9.6%. A yield on total project cost cannot be established because refurbishment costs, further buyer costs and legal-pack disbursements are unknown. Asking rents are not achieved rents.

Flip Analysis

The historical same-road comparable provides a £578,000 base GDV reference, but no refurbishment budget, selling allowance, current valuation evidence or complete acquisition-cost figure is available. A reliable flip surplus and maximum bid cannot therefore be calculated.

Investor Risks & Due Diligence

• The principal comparable sale is historic, dated October 2018, and may not represent current value.

• Property condition and any required refurbishment are not evidenced.

• The £2,000 pcm figures are advertised asking rents rather than achieved rents.

• Buyer costs beyond the stated £1,800 administration charge are unknown; legal-pack disbursements and other special-condition charges may apply.

• EPC, council tax, parking and heating information are not supplied.

• Current lender valuation and refinance terms are unknown.

Recommendation

Potentially investigate as a BTL, subject to survey, achieved-rent validation, legal-pack review and confirmation of all purchase costs. Do not rely on the historic comparable for a BRRR or flip bid without current valuation and works evidence.

Strategy Rating

Analysis Confidence

The property description, tenure, vacancy, guide price, one historic same-road sale and two asking-rent references are supplied, but current comparable evidence, condition, EPC, operating costs, refurbishment costs and full auction charges are absent.