105 Highland Road, Bromley, Kent BR1 4AA

Description

A vacant three-bedroom mid-terrace townhouse-style property with WC at ground level, two reception rooms and kitchen above, and three bedrooms with bathroom on the upper floor. The freehold property has a rear garden, garage and off-street parking. EPC D.

Location

Highland Road is close to Bromley town-centre amenities, Church House Gardens and Bromley North rail station.

Investment Analysis

Investment Snapshot

Property & Refurbishment

I would initially allow £20,000–£35,000 for the works indicated by the listing, investor-grade finishing and contingency. This is an HB/AI feasibility allowance rather than a contractor quotation and should be replaced by survey and itemised trade pricing before bidding.

Rental Analysis

For sensitivity testing I would use an HB market-rent estimate of £2,200–£2,500 pcm. This equates to approximately £26,400–£30,000 per annum and 8.1%–9.2% gross on the guide. At midpoint rent and works, gross yield on guide plus works is about 8.0% before finance, management, maintenance, insurance, compliance, voids and tax.

GDV / Resale Analysis

For feasibility I would use an indicative £515,000–£600,000 completed-value range. This is an AI-assisted investment appraisal estimate and not a formal RICS valuation. Using midpoint assumptions gives an estimated completed value of about £557,500 against guide-plus-midpoint-works of approximately £352,500.

Properties Sold Within Approx. 5 Miles

The two recent three-bedroom terraced transactions provide strong same-street evidence for the estimated range, subject to floor area and condition.

Potential BRRR Position

At the midpoint GDV of approximately £557,500, a purely illustrative 75% LTV refinance would be around £418,125. Against guide plus midpoint works of approximately £352,500, this should be viewed only as a sensitivity test; lender valuation, construction, lease length, rental stress tests and borrower criteria determine the actual refinance.

Flip Analysis

A resale strategy should be tested against the conservative end of the £515,000–£600,000 GDV range and must deduct acquisition tax, the £1,800 auction administration charge, legal fees, finance, holding costs, refurbishment, contingency and selling costs. Headline uplift is not the same as net profit.

Investor Risks & Due Diligence

• Check the legal pack, title and all additional disbursements.




• Obtain a full building survey and contractor quotations.




• Verify achievable rent against current completed lettings.




• Verify GDV against recent like-for-like sold evidence.

Recommendation

Preferred strategy: BRRR / Refurbishment & Resale. The final decision should be based on verified works costs, rent, legal position and comparable-supported end value rather than guide price alone.

Strategy Rating

BRRR: ★★★★☆

Buy-to-Let: ★★★★☆

Flip: ★★★★☆

Development: ★★☆☆☆