119 Troughton Road, Greenwich, London, SE7 7QF

Description

A Vacant Three Bedroom Mid Terrace House in Need of Modernisation. Potential To Extend into The Loft (Subject to Obtaining all Relevant Consents)

Accommodation

Ground Floor: Two Reception Rooms, Kitchen, Utility Room. First Floor: Three Bedrooms, Bathroom. Exterior: Rear garden.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Charlton Park are within easy reach. Transport links are provided by Charlton rail station.

Tenure / Property Information

Investment Analysis

The closest supplied evidence is on the same road: £650,000 in April 2024 and £615,000 in March 2023. Using these two most recent same-road sales gives an evidence-led base GDV of £632,500, with a low/high range of £615,000–£650,000. The comparables do not provide floor areas, condition or extension details, so no condition-adjusted valuation is possible.

Investment Snapshot

Strategy Recommendation

Potential BTL or value-add purchase, subject to inspection, legal-pack review and a confirmed modernisation budget. Do not bid on the basis of the loft potential alone.

Works Required

Modernisation of the vacant three-bedroom house, with the exact scope and cost to be established by inspection. A potential loft extension is mentioned but remains subject to all relevant consents and is excluded from the GDV analysis.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A 75% refinance against the base GDV estimate of £632,500 would be approximately £474,375. Cash left in cannot be calculated because the modernisation budget, total acquisition costs and any finance costs are not supplied. The strategy depends on the property supporting the estimated GDV after works.

Buy-to-Let Analysis

The supplied advertised asking rent is £2,250 pcm, equating to £27,000 annually and a 7.94% gross yield on the £340,000 guide price before modernisation, finance, operating costs and fees. This is an asking rent rather than achieved rent, and the total-cost yield cannot be established because refurbishment costs and possible disbursements are unknown.

Flip Analysis

The latest same-road sales support a broad resale evidence range of £615,000–£650,000, with a base GDV of £632,500. A flip surplus cannot be calculated because refurbishment costs and selling costs are unavailable. The potential loft extension should not be relied upon without consents.

Investor Risks & Due Diligence

• The property is described as needing modernisation, but no inspection detail or refurbishment budget is supplied.

• The £2,250 pcm figure is an advertised asking rent, not an achieved or passing rent.

• The GDV estimate relies on comparables without supplied floor areas, condition or extension information.

• The potential loft extension is subject to obtaining all relevant consents.

• The £1,800 administration charge applies, while additional disbursements and other legal or transfer charges may become payable under the legal pack.

Recommendation

Potential BTL or value-add purchase, subject to inspection, legal-pack review and a confirmed modernisation budget. Do not bid on the basis of the loft potential alone.

Strategy Rating

Analysis Confidence

There are two recent same-road freehold terraced comparables and one advertised rental listing, but the subject's floor area, condition detail, refurbishment cost, operating costs and complete purchase charges are unavailable.