113 Watford Road, Wembley, Middlesex, HA0 3EZ

Description

A Vacant Four Bedroom Detached House in Need of Modernisation. The property comprises a four bedroom detached house arranged over ground and first floors.

Accommodation

Ground Floor: Two Reception Rooms, Kitchen, Bathroom, Bedroom. First Floor: Three Bedrooms, Bathroom. Exterior: Rear garden and generous off street parking for four vehicles.

Location

The property is situated on a residential road close to local shops and amenities. Vale Farm Sports Centre and the open spaces of Elmwood Park are within easy reach. Transport links are provided by Sudbury Hill & North Wembley underground station (Bakerloo line), overground station and Sudbury & Harrow Road rail station.

Tenure / Property Information

Investment Analysis

Recent completed sales of detached freehold houses on the same road were £685,000 in January 2025 and £725,000 in June 2025. A midpoint base GDV of £705,000 is used, with a £685,000–£725,000 evidence-based scenario range. No size, condition or specification details for the comparables are supplied, so no adjustment for the subject’s modernisation requirement is possible.

Investment Snapshot

Strategy Recommendation

Do not submit an investment bid based on the current evidence. Obtain a full survey, refurbishment quotation, legal-pack review, buyer-premium confirmation and rental evidence before considering a purchase.

Works Required

Modernisation of the four-bedroom detached house. The supplied evidence does not define the required works or their cost; a survey and legal-pack review are required before budgeting.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £685,000 guide, the known administration charge is £1,800, but refurbishment costs, buyer premium and other disbursements are unknown. A 75% refinance of the base GDV is estimated at £528,750; total project cost, cash required and equity cannot be calculated reliably.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The property is vacant and requires modernisation, while buyer premium and other possible acquisition costs are unspecified.

Flip Analysis

The base GDV estimate is £705,000, based on two recent same-road detached sales. A flip surplus cannot be calculated because refurbishment costs and selling costs are not supplied. The guide is already close to the base GDV before these costs and fees.

Investor Risks & Due Diligence

• The property is described as needing modernisation, but the scope and cost of works are unknown.

• Buyer premium and several possible legal, search, transfer and seller-cost reimbursements are unspecified.

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

• The comparable sales do not include size, condition or specification details, limiting valuation precision.

• The property has an EPC rating of E.

Recommendation

Do not submit an investment bid based on the current evidence. Obtain a full survey, refurbishment quotation, legal-pack review, buyer-premium confirmation and rental evidence before considering a purchase.

Strategy Rating

Analysis Confidence

Two recent same-road completed sales support a broad GDV range, but there is no reliable refurbishment budget, rental evidence, comparable specification detail, buyer-premium amount or complete cost schedule.