117 Heathfield Avenue, Dover, Kent CT16 2PD

Description

A bay fronted, three storey, terraced house situated in a highly popular and convenient location. The property offers flexible accommodation over three floors. Currently arranged as three bedrooms but offers scope to convert to four bedrooms. Benefitting from gas central heating and uPVC double glazing, modern kitchen and bathroom and garden to rear. Well placed for the Beach, Port and Marina along with a good range of shopping facilities and train station. An ideal family home or excellent buy to let investment.

Accommodation

Ground Floor: Hallway; Lounge/Potential Bedroom Four; Bedroom Three; Bathroom. Lower Ground Floor: Kitchen; Dining/Living Space; Utility Room; Access to Garden. First Floor: Landing; Bedroom One; Bedroom Two. Outside: Gardens to front and rear.

Location

Highly popular and convenient location, well placed for the Beach, Port and Marina, along with a good range of shopping facilities and train station.

Tenure / Property Information

Investment Analysis

The five supplied same-street sold comparables range from £150,000 to £240,000, with a median of £190,000. A base GDV of £190,000 is used as the median evidence point, with a low scenario of £163,000 and high scenario of £240,000. The broad range, absence of tenure and condition evidence, and unknown impact of the potential fourth bedroom mean this is indicative only. At the £110,000 guide, the minimum £3,000 buyer premium produces a purchase price plus premium of £113,000 before works and any other fees.

Investment Snapshot

Strategy Recommendation

Proceed only as a conditional value-led purchase after inspecting condition, confirming tenure and legal matters, testing the fourth-bedroom proposal and obtaining local rental evidence. Do not rely on the apparent discount to comparables without a verified cost plan.

Works Required

No specific defects or required refurbishment are evidenced. Investigate the existing kitchen, bathroom, heating, glazing and general condition. Assess the feasibility, cost and any required consents for converting the lounge/potential bedroom four into a fourth bedroom.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the base GDV of £190,000, a 75% refinance would be approximately £142,500. Total acquisition and project costs cannot be calculated because refurbishment costs, tenure-related costs, finance costs and any additional special-condition fees are unknown. Cash left in is therefore unsupported.

Buy-to-Let Analysis

The property is described as suitable for buy to let, but no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Rent and gross yield therefore cannot be established. The minimum buyer premium at the guide is £3,000, with other fees and works unknown.

Flip Analysis

The supplied comparables indicate a broad potential resale range of £163,000 to £240,000, with a £190,000 base scenario. A flip surplus cannot be calculated because works, total project costs and selling costs are not evidenced.

Investor Risks & Due Diligence

• The subject property's tenure, occupancy and lease information are absent.

• No sufficiently specific rental evidence is available, so BTL income and yield cannot be assessed.

• The condition of the property is not independently evidenced despite the potential for alteration.

• The proposed conversion to a fourth bedroom has no supplied cost, planning or other consent information.

• The sold comparables have a wide range of £150,000 to £240,000.

• Additional fees may be listed in the Special Conditions of Sale and are currently unknown.

Recommendation

Proceed only as a conditional value-led purchase after inspecting condition, confirming tenure and legal matters, testing the fourth-bedroom proposal and obtaining local rental evidence. Do not rely on the apparent discount to comparables without a verified cost plan.

Strategy Rating

Analysis Confidence

There are five relevant same-street completed sales, but the evidence lacks tenure, occupancy, lease, condition, rental, EPC, council tax, works and additional fee information.