169 Farmfield Road, Bromley

Description

Situated on Farmfield Road, close to local shopping/travelling facilities including Beckenham Hill, Sundridge Park and Ravensbourne Train Stations. Beckenham Place Park is also nearby. A terrace house requiring modernisation with accommodation arranged on two floors. There may be potential to reconfigure the existing accommodation to create a three bedroom house. There may be potential for a loft conversion and rear extension subject to the necessary consents being obtained.

Accommodation

First floor: Bedroom (One), Bedroom (Two), Bathroom/WC. Ground floor: Entrance Hall, Living Room, Kitchen. Front Garden. Garden at Rear.

Location

Situated on Farmfield Road, close to local shopping/travelling facilities including Beckenham Hill, Sundridge Park and Ravensbourne Train Stations. Beckenham Place Park is also nearby.

Tenure / Property Information

Investment Analysis

Five supplied completed sales on Farmfield Road range from £320,000 to £445,000. The most recent two are £380,000 and £445,000. As bedroom counts and condition are not supplied, a cautious evidence-based GDV range is £380,000–£445,000, with £405,000 used as the base estimate. This is indicative only and does not adjust reliably for the subject property's modernisation requirement.

Investment Snapshot

Strategy Recommendation

Proceed only after reviewing the legal pack, confirming the true condition and obtaining refurbishment quotations. Treat planning-led three-bedroom, loft and extension potential as unconfirmed; do not bid on an assumed uplift.

Works Required

Modernisation of the existing two-bedroom house is indicated by the description. Reconfiguration to three bedrooms, a loft conversion and rear extension are stated as potential options only and would require the necessary consents. No specific defects or refurbishment specification are supplied, so a works budget cannot be estimated.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £405,000 base GDV, 75% refinance is approximately £303,750. BRRR cash requirements and cash left in cannot be calculated because the purchase price achieved, refurbishment cost, finance costs and other completion costs are unknown. The EPC is G and the property requires modernisation.

Buy-to-Let Analysis

BTL assessment cannot be completed because no sufficiently specific rental comparable or auctioneer rent estimate is provided. The property is vacant and requires modernisation. The £1,500 buyer premium is known, but refurbishment, finance, other seller fees and operating costs are not supplied.

Flip Analysis

The supplied sales support an indicative base GDV of £405,000, with a £380,000–£445,000 evidence range. Flip profitability cannot be calculated because refurbishment costs, purchase price achieved, finance costs, selling costs and any seller fees are not supplied.

Investor Risks & Due Diligence

• The property is described as requiring modernisation, but no detailed condition report or works schedule is supplied.

• Potential three-bedroom reconfiguration, loft conversion and rear extension are subject to necessary consents and are not guaranteed.

• EPC rating is G.

• No sufficiently specific rental evidence is available, so rental yield cannot be established.

• The supplied comparable sales do not state bedroom counts or condition, limiting GDV reliability.

• Additional seller fees may apply under the special conditions of sale.

• The buyer must fund the balance of a 10% deposit, subject to the stated minimum, and pay the £1,500 buyer premium within 24 hours of the auction date.

Recommendation

Proceed only after reviewing the legal pack, confirming the true condition and obtaining refurbishment quotations. Treat planning-led three-bedroom, loft and extension potential as unconfirmed; do not bid on an assumed uplift.

Strategy Rating

Analysis Confidence

Completed sales and tenure/property description are supplied, but comparable bedroom counts and condition, refurbishment costs, rent, finance costs, selling costs and some completion fees are unavailable.