2 Harold Road, Sutton, Surrey

Description

Freehold two floor terrace house requiring modernisation. Full vacant possession.

Accommodation

First floor: Three rooms, shower room/WC. Ground floor: Reception room, kitchen. Outside: Rear yard.

Location

The property is situated on Harold Road which is located off Westmead Road. Public transport links include Sutton Mainline Rail Station together with a network of local bus services serving the surrounding vicinity. Road links include the A217 and A232. An extensive range of shopping amenities, cafes, bars and restaurants can be found locally within Sutton Town Centre. Recreational pursuits can be found locally at the open spaces of Manor Park and Benhill Recreation Ground.

Tenure / Property Information

Investment Analysis

The supplied completed sales on Harold Road range from £250,000 to £412,000. Excluding the subject's prior £250,000 sale, the four other recent terraced freehold sales range from £355,000 to £412,000. Given the subject requires modernisation and its size/bedroom count are not stated, an evidence-based post-modernisation GDV range is estimated at £355,000 to £412,000, with a base estimate of £370,000. This remains indicative because condition and accommodation comparability are incomplete.

Investment Snapshot

Strategy Recommendation

Proceed only subject to a detailed inspection, confirmed accommodation and a firm refurbishment budget. The apparent guide-to-GDV spread may support a refurbishment-led resale, but the evidence is insufficient to set a safe maximum bid.

Works Required

Modernisation of the two-floor terrace house. The evidence does not specify the required scope or costs. The EPC F rating may indicate a need for energy-efficiency improvements, but no specific works are supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A base GDV of £370,000 implies a 75% refinance figure of £277,500. Cash left in cannot be calculated because refurbishment costs and total acquisition costs are unsupported. The vacant status may assist works, but the modernisation scope is unknown.

Buy-to-Let Analysis

BTL yield cannot be established reliably. The only rental evidence is a £1,650 pcm asking rent for a two-bedroom terrace, while the subject's bedroom count is not provided and the asking rent is not an achieved rent. Refurbishment costs and full project costs are also unknown.

Flip Analysis

Indicative resale evidence supports a £355,000–£412,000 GDV range, with £370,000 as the base case. A flip surplus cannot be calculated because refurbishment costs, seller charges and other project costs are not supplied. The £1,800 contract documentation fee is known but insufficient to complete the calculation.

Investor Risks & Due Diligence

• The property requires modernisation, but the scope and cost of works are unknown.

• EPC rating F may require energy-efficiency improvements, with no specification or cost evidence provided.

• Bedroom count is not stated, so the two-bedroom rental evidence may not apply.

• Comparable sale prices vary materially from £250,000 to £412,000, indicating uncertainty over size, condition or specification.

• Parking and heating information require confirmation.

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

• The £1,800 contract documentation fee is payable by the buyer.

Recommendation

Proceed only subject to a detailed inspection, confirmed accommodation and a firm refurbishment budget. The apparent guide-to-GDV spread may support a refurbishment-led resale, but the evidence is insufficient to set a safe maximum bid.

Strategy Rating

Analysis Confidence

There are several relevant same-street completed sales and a known contract fee, but bedroom count, condition detail, refurbishment costs, rent applicability, parking/heating information and any seller charges are not supplied.