18 Bawdsey Avenue, Ilford, IG2 7TW

Description

A Terrace House requiring modernisation. Note: There may be potential for a loft conversion and rear extension subject to the necessary consents being obtained.

Accommodation

Two floors. First floor: Bedroom (One), Bedroom (Two), Bedroom (Three), Bathroom/WC. Ground floor: Entrance Hall, Through Reception Room, Kitchen. Front Garden. Large Garden at Rear.

Location

Situated off Ramsgill Drive, close to local shopping/travelling facilities including Barkingside and Newbury Park Tube Stations (Central Line). Fairlop Waters Country Park is also nearby.

Tenure / Property Information

Investment Analysis

The strongest evidence is the same-street freehold terraced sale at £565,000 on 27 May 2026. Older same-street sales range from £380,000 to £425,000 between 2018 and 2021. The subject property requires modernisation, but the evidence does not quantify its condition, floor area, post-works value or refurbishment cost. A base GDV of £565,000 is therefore a cautious evidence-led reference rather than a formal valuation; the low scenario reflects the older same-street evidence.

Investment Snapshot

Strategy Recommendation

Proceed only after reviewing the legal pack and obtaining a detailed refurbishment quotation. The guide appears attractive against the latest same-street sale, but the absence of works costs and complete auction charges prevents a defensible maximum bid or confirmed flip/BRRR profit.

Works Required

General modernisation is required, as stated in the particulars. The evidence does not specify individual defects or costs. A loft conversion and rear extension are only potential options and would be subject to necessary consents.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £300,000 guide, the stated £1,500 buyer premium gives a known minimum acquisition outlay of £301,500 before refurbishment, deposit/finance costs and any seller charges. A 75% refinance against the £565,000 base GDV would be £423,750, but cash left in cannot be established without a supported refurbishment budget and complete project costs. Actual refinance value and lending terms are unconfirmed.

Buy-to-Let Analysis

Advertised asking rents for comparable 3-bedroom IG2 houses are £2,200–£2,300 pcm, equivalent to £26,400–£27,600 annually. Against the £300,000 guide, this indicates a gross yield range of 8.8%–9.2%. A reliable yield on total cost cannot be calculated because refurbishment costs and any seller charges are unspecified. Asking rents are not achieved rents.

Flip Analysis

The £565,000 base GDV is supported by the latest same-street completed sale, while older same-street sales range from £380,000 to £425,000. The flip outcome cannot be quantified because the modernisation cost, selling costs and any seller charges are not supplied. Potential loft or extension value is excluded because consents and costs are unknown.

Investor Risks & Due Diligence

• Modernisation costs are unspecified.

• Additional seller charges may be payable under the special conditions.

• Potential loft conversion and rear extension require necessary consents and are not assumed in the valuation.

• The latest comparable is a single completed sale and may not be directly identical in condition or accommodation.

• Rental evidence comprises advertised asking rents rather than achieved rents.

• A 10% deposit balance is required within 24 hours, subject to the stated minimum deposit provisions.

Recommendation

Proceed only after reviewing the legal pack and obtaining a detailed refurbishment quotation. The guide appears attractive against the latest same-street sale, but the absence of works costs and complete auction charges prevents a defensible maximum bid or confirmed flip/BRRR profit.

Strategy Rating

Analysis Confidence

The property, tenure, occupancy, guide, buyer premium, same-street completed sales and asking-rent evidence are supplied. Condition costs, floor area, achieved rent, seller charges, finance costs and consents are not supplied.