2 Greaves Cottages, Harbet Road, London, E4 8QB

Description

Freehold three bedroom semi-detached house. Full vacant possession.

Accommodation

First floor: Three bedrooms. Ground floor: Two reception rooms, kitchen, bathroom, WC. Outside: Front and rear garden.

Location

The property is situated on Harbet Road. Public transport links include Highams Park Rail Station and Angel Road Rail Station together with a network of local bus services. Local shopping amenities are available on Chingford Mount Road, together with Lea Valley Sunday Market, also available within easy reach of the property. Recreational pursuits include Kingfisher Sports Ground and Chingford Hall Park, which are within close proximity.

Tenure / Property Information

Investment Analysis

The £360,000 guide is the only current pricing evidence supplied and is not a formal valuation. The sole comparable is a 2006 completed sale at £203,000, which is too historic to support a current GDV. No current comparable evidence or condition-based valuation is provided.

Investment Snapshot

Strategy Recommendation

Do not bid on an investment basis until current comparable evidence, inspection findings, rental evidence and the Special Conditions of Sale have been reviewed. The property may suit an owner occupier, subject to due diligence.

Works Required

No specific defects or refurbishment requirements are evidenced. Confirm condition, heating, parking, EPC and all required works through inspection and legal documentation before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be supported because current GDV, refurbishment cost, achievable rent and refinance value are unavailable. The known acquisition reference is the £360,000 guide plus the £1,800 documentation fee, before any other costs.

Buy-to-Let Analysis

The property is vacant, but no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Rent and gross yield therefore cannot be established. The £1,800 inclusive-of-VAT contract documentation fee is known, while any seller-charged completion fees remain unspecified.

Flip Analysis

A flip appraisal cannot be completed because there is no current GDV evidence, refurbishment budget, or supported selling-cost allowance. The historic 2006 comparable does not provide a reliable current resale benchmark.

Investor Risks & Due Diligence

• No current comparable evidence supports the £360,000 guide or a GDV.

• No rental evidence supports an investment yield.

• Property condition and required works are unspecified.

• EPC and heating information are pending or unavailable.

• Parking arrangements require confirmation.

• The seller may charge additional completion fees under the Special Conditions of Sale.

• The £1,800 inclusive-of-VAT contract documentation fee is payable by the buyer.

Recommendation

Do not bid on an investment basis until current comparable evidence, inspection findings, rental evidence and the Special Conditions of Sale have been reviewed. The property may suit an owner occupier, subject to due diligence.

Strategy Rating

Analysis Confidence

Only the property description, guide price, one historic 2006 sale and a fixed documentation fee are supplied. Current valuation, condition, rent, EPC, heating, parking and potential seller fees are not evidenced.