177 Morley Avenue, Wood Green, London, N22 6NT

Description

A Vacant Two Bedroom Mid Terrace House. Potential for Loft Extension (Subject to Obtaining all Relevant Consents)

Accommodation

Ground Floor: Reception Room, Kitchen, Bathroom, Utility Room. First Floor: Two Bedrooms. Exterior: rear garden.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Lordship Recreation Ground are within easy reach. Transport links are provided by Turnpike Lane underground station (Piccadilly line) and Alexandra Palace rail station.

Tenure / Property Information

Investment Analysis

The five supplied same-road freehold terraced sales range from £492,500 to £602,995. The most recent sale was £492,500 in January 2026, while the 2024 sale was £565,000. A base GDV of £550,000 is used as an evidence-derived estimate, broadly reflecting the median of the supplied sales, but bedroom count, floor area, condition and exact specification of the comparables are not provided. The £492,500–£602,995 range should therefore be treated as indicative only.

Investment Snapshot

Strategy Recommendation

Provisional BTL or value-add hold, subject to inspection, legal-pack review and validation that the property can achieve the area asking-rent evidence. Do not rely on the loft potential or refinance surplus until consents, costs and condition are confirmed.

Works Required

No specific defects or refurbishment requirements are evidenced. Arrange a full inspection and allow for any inspection-led repairs, redecoration or updating only where confirmed. The stated loft-extension potential remains subject to all relevant consents.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the evidence-derived £550,000 base GDV, 75% refinancing would be approximately £412,500. Against the £385,000 guide plus the known £1,800 administration charge, this indicates £25,700 of cash potentially released before finance costs, tax, works and unknown disbursements. Because refurbishment costs and legal-pack charges are unquantified, the BRRR outcome cannot be confirmed.

Buy-to-Let Analysis

The supplied rental evidence is area-level advertised asking rent of £2,500–£2,625 pcm, not a property-specific achieved rent. At the £385,000 guide, this implies an indicative gross yield of 7.79%–8.18%. Including the known £1,800 administration charge, the indicative range is approximately 7.75%–8.14%. Actual rent, operating costs, finance costs and any works remain unverified.

Flip Analysis

The supplied sales support an indicative GDV range of £492,500–£602,995, with a £550,000 base estimate. A reliable flip surplus cannot be calculated because refurbishment costs, selling costs, finance costs, tax and auction disbursements are not supplied. The base cost of £386,800 includes only the guide price and known administration charge.

Investor Risks & Due Diligence

• The guide price is not a confirmed purchase price and may be exceeded at auction.

• Property condition and refurbishment requirements are not evidenced.

• The rental figures are advertised area asking rents rather than achieved rent for this house.

• Loft-extension potential is expressly subject to obtaining all relevant consents.

• Buyer premium is not supplied and disbursements or other Special Conditions charges may become payable.

• Comparable sale details do not include bedroom count, floor area, condition or specification.

• The refinance illustration excludes works, finance costs, tax and unknown legal-pack charges.

Recommendation

Provisional BTL or value-add hold, subject to inspection, legal-pack review and validation that the property can achieve the area asking-rent evidence. Do not rely on the loft potential or refinance surplus until consents, costs and condition are confirmed.

Strategy Rating

Analysis Confidence

Same-road completed sales and area rental asking evidence are available, but comparable specifications, property condition, floor area, achieved rent, refurbishment costs and full auction charges are not supplied.