119 Worlds End Lane, Enfield

Description

A five bedroom end of terraced house in need of some updating. The property benefits from off street parking and a rear garden. The property further benefits from a separate gated parcel of land to the side of the house providing additional amenity and potential alternative uses subject to the requisite consents. Total plot approximately 3303 sq ft. Key features include off street parking, rear garden, separate gated parcel of land and location close to amenities in Enfield.

Accommodation

Ground Floor - Entrance Hallway, Lounge, Kitchen/Diner. First Floor - Landing, Three Bedrooms, Bathroom/WC. Second Floor - Two Bedrooms, En Suite Shower Room/WC.

Location

Located on World End Lane, accessed off Lonsdale Drive. A range of shops, restaurants and pubs are available close by in the centre of Enfield. The recreational amenities of Trent Park and Oakwood Park are nearby. Road links via the A10. Transport: Enfield Chase - National Rail.

Tenure / Property Information

Investment Analysis

The £495,000 guide is below the supplied comparable evidence. The latest nearby sale at 111 Worlds End Lane was £570,000 in June 2024, while 105 Worlds End Lane sold for £554,000 in February 2022. The same property, 119 Worlds End Lane, sold for £675,000 in June 2021, although that is older evidence and the property is described as needing some updating. A supported HB range is £554,000–£675,000, with a cautious base GDV of £570,000 reflecting the latest nearby sale and the stated updating requirement. The separate gated side land may add amenity or potential, but no separate value is assumed because alternative uses require consents.

Investment Snapshot

Strategy Recommendation

Potential value-led resale or owner-occupation, subject to a full survey, confirmation of vacant possession or tenancy status, title review of the separate side land and a quantified works budget. Do not rely on the headline comparable gap without these checks.

Works Required

Some updating is indicated, but the evidence does not specify the required items or condition. Obtain a survey and inspect the kitchen, bathrooms, decoration, services, roofing, windows and the separate side land before setting a works budget. No specific defects or costs are assumed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the base GDV of £570,000, a 75% refinance would be £427,500. Purchase, refurbishment, finance, tax and other acquisition costs cannot be completed because no works allowance or buyer/admin fees are supplied. The refinance outcome and cash requirement therefore remain unquantified.

Buy-to-Let Analysis

BTL yield cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Current occupancy and tenancy status are also not confirmed; the stated tenancy ended on 31 October 2024, subject to the release clause.

Flip Analysis

The guide is £495,000 against a cautious base GDV of £570,000 and a supported comparable range of £554,000–£675,000. However, the property needs some updating and no refurbishment, finance, tax, selling or other project costs are supplied, so a reliable resale surplus cannot be calculated.

Investor Risks & Due Diligence

• The property is stated to need some updating, but the extent and cost of works are unknown.

• No current rental evidence or passing rent is supplied, preventing yield analysis.

• The tenancy ended on 31 October 2024, but current occupancy and possession status are not confirmed.

• The separate gated side land may require consents for any alternative use; no value is assumed for that potential.

• No buyer, administration, finance, tax or selling costs are supplied.

• The comparable sales vary materially in date and price, limiting valuation precision.

Recommendation

Potential value-led resale or owner-occupation, subject to a full survey, confirmation of vacant possession or tenancy status, title review of the separate side land and a quantified works budget. Do not rely on the headline comparable gap without these checks.

Strategy Rating

Analysis Confidence

There are several relevant completed sales, including the same property and a recent nearby sale, but condition, rent, occupancy, fees, works costs and side-land rights or consents are not evidenced.