11, Derby Road, London, E7 8NH

Description

Freehold three-bedroom terrace house. Full vacant possession. 3D Tour available.

Accommodation

First floor: Three bedrooms, bathroom/WC. Ground floor: Two reception rooms, kitchen. Outside: Rear garden.

Location

The property is situated on Derby Road. Public transport links include Ilkeston Rail Station with road communications provided by the A610 which links to the M1 Motorway. Local shops can be found nearby with a more comprehensive range of shops, cafes and restaurants to be found in Ilkeston Town Centre to the South.

Tenure / Property Information

Investment Analysis

The only recent supplied comparable is 87 Derby Road, a freehold terraced property sold for £300,000 on 29 November 2024. The guide of £320,000 is £20,000 above that sale, while the other supplied comparables are materially older and range from £300,000 to £485,000. No condition, floor-area or sufficiently similar specification evidence is provided, so £300,000 is used as the base GDV estimate with no reliable low/high range.

Investment Snapshot

Strategy Recommendation

Do not bid at or above the guide without a satisfactory inspection, legal-pack review, confirmed rent evidence and full fee/works budget. The latest comparable is below the guide, and neither rental nor refurbishment economics are evidenced.

Works Required

No specific defects or refurbishment requirements are evidenced. Obtain the 3D tour, inspection and legal pack before budgeting works; only condition-dependent works should be allowed for.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the supplied base GDV of £300,000, a 75% refinance is £225,000. Total project cost cannot be calculated because refurbishment costs and any seller-charged completion fees are unknown. The guide already exceeds the latest supplied comparable, so the refinance strategy is not sufficiently evidenced at the guide price.

Buy-to-Let Analysis

BTL cannot be underwritten because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Gross yield, operating costs and cash flow therefore cannot be established. The property is vacant and has three bedrooms, but achievable rent remains unsupported.

Flip Analysis

A flip case cannot be reliably established. The base GDV is £300,000, compared with a £320,000 guide before the £1,800 buyer documentation fee, any refurbishment and potentially applicable seller fees. No selling-cost allowance or works budget is supplied, so flip surplus is not calculated.

Investor Risks & Due Diligence

• Guide price exceeds the only recent supplied comparable by £20,000.

• No sufficiently specific rental evidence or auctioneer rent estimate is available.

• Property condition and refurbishment requirements are not evidenced.

• Additional seller-charged completion fees may apply and are not quantified.

• Parking and heating details require confirmation.

• The supplied location description references Ilkeston and the A610/M1 despite the stated London address, requiring verification.

Recommendation

Do not bid at or above the guide without a satisfactory inspection, legal-pack review, confirmed rent evidence and full fee/works budget. The latest comparable is below the guide, and neither rental nor refurbishment economics are evidenced.

Strategy Rating

Analysis Confidence

A recent same-road completed sale and basic property particulars are available, but there is no reliable rental evidence, condition assessment, floor area, refurbishment budget, selling-cost allowance or detail of possible seller fees. The supplied location narrative also contains apparent geographic inconsistencies.