16 Denny Road, Edmonton, London, N9 7QS

Description

A Three Bedroom Mid Terrace House. The property comprises a three bedroom mid terrace house arranged over ground and first floors.

Accommodation

Ground Floor: Reception Room, Kitchen. First Floor: Three Bedrooms, Bathroom.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Jubilee Park are within easy reach. Transport links are provided by Southbury overground station (Weaver line).

Tenure / Property Information

Investment Analysis

Same-road completed sales range from £315,000 in 2019 to £380,000–£387,500 in 2022–2024. The latest supplied comparable, 6 Denny Road, sold for £380,000 in March 2024. A base GDV of £380,000 is used, with a low scenario of £315,000 reflecting the older lower sale and a high scenario of £387,500. No condition, floor area or internal specification evidence is supplied, so the GDV remains indicative.

Investment Snapshot

Strategy Recommendation

Conditional value-led acquisition only, subject to survey and legal-pack review. Resale or BRRR may be more supportable than BTL on the current evidence, but no bid ceiling should be set until works and all costs are known.

Works Required

No specific works are evidenced. A survey and legal-pack review are required before identifying or budgeting refurbishment works; the supplied description only confirms the existing room layout.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £270,000 guide, the latest same-road sale indicates potential value headroom before fees and works. A 75% refinance of the base GDV would be £285,000, but total project cost and cash left in cannot be calculated because works, disbursements and other acquisition costs are unknown. The strategy is highly dependent on survey and legal-pack findings.

Buy-to-Let Analysis

BTL viability cannot be established. The only supplied rental evidence is an advertised £3,275 pcm listing in CB4 3, which is not evidence for Edmonton, and no auctioneer rent estimate is provided. Rent, operating costs and refurbishment costs are therefore unsupported.

Flip Analysis

The base GDV is estimated at £380,000 against the £270,000 guide, before the £1,800 administration charge, refurbishment, disbursements, finance and selling costs. A reliable flip surplus cannot be calculated because refurbishment and selling allowances are unsupported.

Investor Risks & Due Diligence

• Property condition and required works are not described.

• The CB4 3 rental listing is geographically unrelated to Edmonton and cannot support a subject-property rent estimate.

• Legal-pack disbursements may become payable but are not quantified.

• Comparable sales are limited and differ in date, with no size or condition information supplied.

• The £1,800 administration charge is known, but buyer premium and other acquisition costs are not supplied.

Recommendation

Conditional value-led acquisition only, subject to survey and legal-pack review. Resale or BRRR may be more supportable than BTL on the current evidence, but no bid ceiling should be set until works and all costs are known.

Strategy Rating

Analysis Confidence

There are several same-road completed sales and a known administration charge, but property condition, floor area, rent, refurbishment costs, disbursements and other transaction costs are not supplied. The rental evidence is for a different postcode area.