2 Greaves Cottages, Harbet Road, London

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 Lea Valley Sunday Market also available within easy reach of the property. Recreational pursuits include Kingfisher Sports Ground and Chingford Hall Park are within close proximity.

Tenure / Property Information

Investment Analysis

The £320,000 guide is not supported by sufficient current comparable evidence. The only supplied comparable is a £203,000 completed sale at Greaves Cottages from August 2006, which is too historic to establish a current GDV. The supplied £1,400 pcm rent is for Manchester and is not a reliable rental comparable for this London property. Current value, refurbishment cost and investment returns therefore cannot be established from the evidence provided.

Investment Snapshot

Strategy Recommendation

Do not set a bid or pursue a strategy from this evidence alone. Obtain a current London valuation, detailed condition survey, rental appraisal, auction special conditions and full fee schedule before deciding between BTL, BRRR or resale.

Works Required

No specific defects or refurbishment requirements are evidenced. Allowance cannot be estimated; inspect the property and confirm condition, services, heating, EPC and external areas before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR analysis cannot be completed reliably without a current GDV, refurbishment budget and supported achievable rent. The known £1,800 contract documentation fee and any seller-charged completion fees would need to be included in a full cost model.

Buy-to-Let Analysis

BTL returns cannot be established because no relevant London rental evidence or auctioneer rent estimate is supplied. The Manchester asking rent is not a suitable direct comparator. The property is vacant, so there is no passing rent.

Flip Analysis

A flip surplus cannot be calculated. The only completed sale is from 2006 and no refurbishment budget, current GDV or selling-cost allowance is supplied.

Investor Risks & Due Diligence

• The only supplied comparable sale is historic, dated August 2006.

• The supplied rental evidence is an advertised Manchester rent and may not reflect achievable rent in London.

• Refurbishment requirements and costs are unknown.

• EPC and heating information are marked TBC or unavailable.

• Parking arrangements are unconfirmed.

• The seller may charge additional completion fees under the special conditions.

• The property is vacant and has no established passing rent.

Recommendation

Do not set a bid or pursue a strategy from this evidence alone. Obtain a current London valuation, detailed condition survey, rental appraisal, auction special conditions and full fee schedule before deciding between BTL, BRRR or resale.

Strategy Rating

Analysis Confidence

Evidence includes the guide, property description, tenure and occupancy, but lacks current comparable sales, relevant rental evidence, condition information, EPC, heating and full completion costs.