2 Kimble Crescent, Bushey, Hertfordshire, WD23 4SR

Description

A Vacant Three Bedroom Semi Detached House

Accommodation

Ground Floor: Through Reception Room; Kitchen; Conservatory; WC. First Floor: Three Bedrooms; Bathroom. Exterior: front, side and rear gardens.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of King George Recreation Ground are within easy reach. Transport links are provided by Stanmore underground station (Jubilee line) and Bushey rail station.

Tenure / Property Information

Investment Analysis

The five supplied completed sales on Kimble Crescent range from £665,000 to £915,000, with a median of £725,000 and a simple average of £750,000. The £725,000 base GDV uses the median comparable, but the evidence does not confirm differences in floor area, specification, condition, extensions or plot. The low and high scenarios use the lowest and highest supplied sales respectively and should not be treated as formal valuations.

Investment Snapshot

Strategy Recommendation

Treat as a potential BTL or value-add opportunity only after inspection and legal-pack review. Do not set a maximum bid from the current evidence because condition, works and full purchase costs are unknown.

Works Required

No specific refurbishment works are evidenced. The property is vacant, so inspection, verification of condition and review of the legal pack are required before any works budget or bid limit can be established.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £725,000 base GDV, 75% refinancing would be approximately £543,750. However, the refurbishment budget, total acquisition cost and other completion costs are not sufficiently evidenced, so cash left in and the viability of a BRRR strategy cannot be calculated reliably.

Buy-to-Let Analysis

The supplied advertised asking rent is £3,200 pcm, equivalent to £38,400 annually. Against the £475,000 guide, this indicates an initial gross yield of approximately 8.08%. This is based on an advertised asking rent rather than achieved or passing rent, and excludes works, finance, tax, insurance, maintenance, vacancy and transaction costs. Net yield cannot be established from the evidence.

Flip Analysis

The supplied comparables indicate a broad evidence range of £665,000 to £915,000, with a £725,000 median-based scenario. A flip surplus cannot be calculated because no supported works budget, selling allowance, finance cost or complete acquisition-cost figure is available.

Investor Risks & Due Diligence

• The comparable sales vary materially in price and may differ in size, condition, specification or extensions.

• The £3,200 pcm figure is an advertised asking rent, not achieved or passing rent.

• No property-specific condition survey or refurbishment scope is supplied.

• Buyer premium and potential legal-pack disbursements or other special-condition charges are not quantified.

• The auction guide is not a valuation and the property is vacant, creating letting and condition uncertainty.

Recommendation

Treat as a potential BTL or value-add opportunity only after inspection and legal-pack review. Do not set a maximum bid from the current evidence because condition, works and full purchase costs are unknown.

Strategy Rating

Analysis Confidence

There are five same-road completed sales and one advertised rental, but no condition, floor-area, property-specific rental, works, buyer-premium or full-cost evidence.