2 Harold Road, Sutton

Description

A Terrace House requiring modernisation and repair.

Accommodation

Accommodation arranged on two floors: First Floor: Three Rooms, Shower Room/WC. Ground Floor: Living Room, Kitchen. Front Garden. Yard at Rear.

Location

Situated in a cul-de-sac off Westmead Road, close to the amenities available in Sutton Town Centre and travelling facilities including Sutton Train Station. Manor Park is also nearby.

Tenure / Property Information

Investment Analysis

The subject sold for £250,000 on 8 April 2025. Other supplied freehold terraced sales on Harold Road range from £355,000 to £412,000, with sales at £360,100, £370,000 and £355,000 providing the closest central evidence. Given the description of required modernisation and repair, £370,000 is used as an indicative base GDV, with £355,000 low and £412,000 high scenarios. No floor area, bedroom count or detailed condition evidence is supplied, so this is an indicative estimate only.

Investment Snapshot

Strategy Recommendation

Do not bid solely on the guide or headline rental yield. Proceed only after a building inspection, quantified refurbishment budget and review of the special conditions; the property may suit a refurbishment-led hold or resale if the works cost supports the comparable evidence.

Works Required

Modernisation and repair are required, but the evidence does not identify specific defects or provide a costed scope. Obtain a full inspection and quotations before bidding; the EPC is currently F and may require improvement works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the indicative £370,000 base GDV, 75% refinancing equates to £277,500. However, the cash left in and equity position cannot be calculated reliably because the refurbishment allowance, total project cost, finance costs and any additional completion fees are not supplied.

Buy-to-Let Analysis

The only rental evidence is an advertised asking rent of £2,151 pcm, equivalent to £25,812 annually. Against the £210,000 guide, this indicates a gross yield of approximately 12.29%, but a yield on total project cost cannot be established because refurbishment costs and any seller fees are unknown. The rent is an asking figure, not an achieved or passing rent.

Flip Analysis

The supplied resale evidence supports a broad indicative GDV range of £355,000 to £412,000, with £370,000 used as the base case. A flip surplus cannot be calculated because refurbishment costs and supported selling-cost allowances are unavailable.

Investor Risks & Due Diligence

• Refurbishment and repair costs are unquantified.

• The property has an EPC rating of F.

• The rental evidence is a single advertised asking rent rather than an achieved or passing rent.

• Additional seller fees may be payable under the special conditions, but their amount is not supplied.

• The comparable sales span a wide range and no size or detailed condition adjustments are available.

Recommendation

Do not bid solely on the guide or headline rental yield. Proceed only after a building inspection, quantified refurbishment budget and review of the special conditions; the property may suit a refurbishment-led hold or resale if the works cost supports the comparable evidence.

Strategy Rating

Analysis Confidence

There is useful local sold-price evidence and one rental asking figure, but no floor area, confirmed bedroom count, detailed condition survey, refurbishment budget, selling costs or complete special-condition fee information.