2 Avery Close, Allhallows, Rochester, Kent, ME3 9QG

Description

Three bedroom semi detached house. Located in Allhallows, Rochester, this semi-detached property presents an excellent opportunity to add value through a programme of modernisation. The property comprises an entrance porch, living room, kitchen and converted garage on the ground floor, with three bedrooms and a bathroom arranged over the first floor. Externally, the property benefits from a courtyard garden to the rear and off-road parking to the front.

Accommodation

Ground floor: entrance porch, living room, kitchen, converted garage and storage. First floor: three bedrooms and bathroom. Outside: rear garden and off-road parking.

Location

Conveniently situated for local amenities and a nearby school. Further shopping facilities, restaurants and other amenities can be found in Hoo, approximately 6.2 miles away. Strood Railway Station is approximately 9.8 miles away and provides regular services into London. Bus services connect Allhallows with Rochester.

Tenure / Property Information

Investment Analysis

The strongest evidence is the completed sale of 3 Avery Close, a same-road freehold semi-detached house, at £200,000 in April 2023. The subject is guided at £175,000, but is described as requiring modernisation. The subject's own 2005 sales are historic and not reliable current valuation evidence. An indicative base GDV of £200,000 is supported by the single recent same-road comparable, but is not a formal valuation. The guide plus the stated £1,500 buyer premium and £1,200 admin charge is £177,700 before any other auction, legal, finance, refurbishment or acquisition costs.

Investment Snapshot

Strategy Recommendation

Proceed only after inspection, legal review and a detailed refurbishment quotation. The evidence does not support a firm BTL, BRRR or flip bid limit; treat the £200,000 GDV as an indicative ceiling supported by one recent same-road sale.

Works Required

Modernisation is indicated by the description, but no specific defects, finishes or services requiring replacement are evidenced. Obtain a full inspection and costed schedule before bidding; no reliable works allowance can be calculated from the supplied information.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

On the indicative £200,000 GDV, 75% refinance is £150,000. However, total acquisition and refurbishment cost cannot be established because no supported works allowance is available and additional auction costs may apply. Cash left in and refinance viability are therefore unquantified.

Buy-to-Let Analysis

BTL cannot be assessed reliably because no sufficiently specific rental comparable or auctioneer rent estimate is provided. Gross yield, operating surplus and affordability therefore cannot be calculated. The property is EPC C, but modernisation costs and any other ownership costs remain unknown.

Flip Analysis

A same-road comparable sold for £200,000 in April 2023, providing indicative resale support. A flip surplus cannot be calculated because refurbishment costs, resale costs and the final purchase price are not evidenced. The £25,000 guide-to-GDV gap may be insufficient once the stated £2,700 buyer/admin charges, modernisation and other costs are considered.

Investor Risks & Due Diligence

• Modernisation is stated but the extent and cost of works are unknown.

• Only one relatively recent same-road comparable is available to support current GDV.

• No sufficiently specific rental evidence is available, preventing yield and BTL analysis.

• Additional search, legal, transfer, seller-cost reimbursement and other auction disbursements may apply.

• The guide plus stated buyer premium and admin charge is £177,700 before other costs.

Recommendation

Proceed only after inspection, legal review and a detailed refurbishment quotation. The evidence does not support a firm BTL, BRRR or flip bid limit; treat the £200,000 GDV as an indicative ceiling supported by one recent same-road sale.

Strategy Rating

Analysis Confidence

There is one relevant recent same-road completed sale and clear property/fee information, but no reliable rental evidence, no quantified condition or refurbishment costs, no current subject sale and no selling-cost evidence.