101 Winchester Road, Edmonton, London N9 9EY

Description

Moved to the 29 October auction. Freehold vacant end-terrace house with side yard and store room, previously rented as two separate flats and council-tax rated as such; development potential subject to planning. Previous September guide is not currently published.

Location

101 Winchester Road, Edmonton, London N9 9EY. The full postcode N9 9EY has been used for mapping. The investment appraisal considers the subject's London/regional micro-market and property type rather than applying a single UK-wide assumption.

Investment Analysis

Investment Snapshot

Works Required

• Kitchen/bathroom modernisation where required

• Electrical, heating and plumbing testing/remedials

• Decoration, flooring and joinery

• Roof, damp, windows and external repairs identified by survey

• Review service-charge/major-works exposure before setting works budget

HB working works allowance: £7,000–£20,000. The range is tailored to the source description and asset type; it should be replaced by contractor pricing before bidding.

Rental & Market Context

HB working market rent is £1,700–£2,200 pcm (£20,400–£26,400 p.a.). The range reflects the subject's bedroom count, property type and local market band; it should be checked against live comparables immediately before bidding.

Sold within 5m radius

Reliable recent property-level sold comparables that were sufficiently like-for-like were not established in this pass. No addresses or prices have been invented. The GDV below is therefore an HB appraisal range with the stated confidence level and should be checked against HM Land Registry evidence before bidding.

GDV Assessment

A defensible GDV is not stated because the final planning/use/remediation scheme has not been fixed. Assigning a residential end value at this stage would be misleading.

Strategy Recommendation

Preferred strategy: Buy-to-Let / BRRR. A purchase range is not established because the September guide is no longer published. The key decision is whether the verified legal/physical position supports the works allowance of £7,000–£20,000 and the stated income/end-value case.

Potential BRRR Position

Standard residential BRRR is not the primary valuation method. Commercial/mixed assets should be refinanced from sustainable rent, covenant strength, lease length, use class and specialist lender valuation.

Flip Analysis

A responsible flip margin cannot be calculated without a reliable purchase price and/or costed end-use scheme.

Investor Risks & Due Diligence

• Read the full Strettons legal pack and special conditions, including administration/buyer fees

• Verify title, tenure, lease length, occupational agreements and vacant-possession status

• Inspect condition and replace HB works assumptions with surveyor/contractor evidence

• Confirm finance and insurance availability for the exact asset type

• Re-check current rents, ERV and sold evidence immediately before bidding

• Lot has been postponed/rescheduled; re-check guide, legal pack and status before any October appraisal

Maximum Bid Analysis

No maximum-bid indicator is provided because Strettons no longer publishes the September guide for this rescheduled lot. Rebuild the appraisal when the October guide is released.

Recommendation

Overall HB view: Buy-to-Let / BRRR. Risk: High; analysis confidence: Low. The principal sensitivity is end value, rent and works cost. Proceed only if the legal pack and physical due diligence support the assumptions above and leave an adequate contingency.

Strategy Rating

Buy-to-Let/Income: ★★★★☆ | BRRR/Repositioning: ★★★☆☆ | Flip: ★★★☆☆

Research Sources

https://www.strettons.co.uk/auction-residential-property-for-sale/2-bedroom-house-for-sale-in-101-winchester-road-edmonton-london-n9-9ey-6a8821aacf4bc9ebb1c9e996/ | https://www.strettons.co.uk/auctions/current-catalogue/ | https://ggfx-strettons.s3.eu-west-2.amazonaws.com/i/STRETTONS_100926_v3_a0b7eba637.pdf