11 Howard Road, Ilford, Essex

Description

Freehold three bedroom terrace house. Full vacant possession.

Accommodation

First floor: Three bedrooms, shower room/WC. Ground floor: Two reception rooms, kitchen. Outside: Front and rear garden.

Location

The property is situated on Howard Road within a popular residential area close to local shopping amenities within Ilford. Public transport links include Ilford Mainline Rail station with East Ham Underground station (District and Hammersmith & City Lines) to the south and Gants Hill Underground station (Central Line) to the north. Further transport is provided by a network of local bus services serving the surrounding vicinity with road links including the A12 to the north, the A13 to the south and North Circular Road (A406) to the west. An extensive range of shops, bars and restaurants can be found locally within Ilford with recreational pursuits being found at the Wanstead Flats to the west with Little Ilford Park to the south and Valentines Park to the north.

Tenure / Property Information

Investment Analysis

Recent completed sales on Howard Road range from £430,000 to £495,000, with the two most recent sales at £430,000 and £450,000. The comparable evidence does not state bedroom count, condition or specification, so it supports only an indicative value range. A base GDV of £450,000 is used, with a low scenario of £430,000 and high scenario of £460,000.

Investment Snapshot

Strategy Recommendation

Potential value-led acquisition subject to inspection, legal review and confirmation of all completion charges. Do not rely on the apparent GDV discount until condition, specification and costs are verified.

Works Required

No specific defects or refurbishment requirements are evidenced. Obtain a full survey and inspect the kitchen, shower room, services, decoration, gardens and any external elements before budgeting works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

The indicative 75% refinance figure on the £450,000 base GDV is £337,500. Purchase, works and total project cost cannot be established because refurbishment requirements, finance costs and any seller charges are not evidenced. Rental support is also unavailable, so BRRR viability cannot be confirmed.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental comparables or auctioneer rent estimate are provided. The property is vacant and full vacant possession is stated.

Flip Analysis

The guide is £325,000, compared with a base GDV estimate of £450,000, before the £1,800 buyer documentation charge, refurbishment, selling costs, finance and any seller charges. As works and selling allowances are unsupported, a reliable flip surplus cannot be calculated.

Investor Risks & Due Diligence

• Comparable sales do not specify bedroom count, condition or specification.

• No sufficiently specific rental evidence is available, preventing a supported yield assessment.

• Property condition and refurbishment requirements are not provided.

• Parking and heating details require confirmation from the auction centre.

• Council tax is recorded as TBC and later noted as Deleted.

• The seller may charge additional completion fees under the Special Conditions of Sale.

• The £1,800 inclusive-of-VAT contract documentation fee is payable by the buyer.

Recommendation

Potential value-led acquisition subject to inspection, legal review and confirmation of all completion charges. Do not rely on the apparent GDV discount until condition, specification and costs are verified.

Strategy Rating

Analysis Confidence

There is useful same-street completed-sale evidence and a stated guide price, but the comparables lack bedroom and condition details, while rent, condition, works, parking, heating, council tax and possible seller charges remain unconfirmed.