21 Great Queen Street, Dartford, Kent, DA1 1TJ

Description

A Vacant Three Bedroom Mid Terrace House

Accommodation

Lower Ground Floor: Cellar. Ground Floor: Two Reception Rooms, Kitchen, Bathroom. First Floor: Three Bedrooms. Exterior: Outdoor WC and rear garden.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Central Park are within easy reach. Transport links are provided by Dartford rail station.

Tenure / Property Information

Investment Analysis

Same-street freehold terraced sales range from £180,000 to £310,000, with no bedroom, size, condition or specification details supplied. A cautious indicative base GDV of £272,000 is used, with £180,000 low and £310,000 high scenarios. This is not a formal valuation and the wide spread materially reduces confidence.

Investment Snapshot

Strategy Recommendation

Proceed only after legal-pack review, full inspection and independent rent/valuation checks. The apparent guide-to-GDV spread is potentially attractive, but the missing condition, rent, works and fee evidence prevents a reliable bid or return calculation.

Works Required

No refurbishment allowance is supportable from the evidence. Obtain a full survey and inspect the cellar, kitchen, bathroom, outdoor WC, garden, services and EPC-related requirements before quantifying works. Review the legal pack for disbursements and other completion costs.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £170,000 guide plus the known £1,800 administration charge, the identifiable acquisition cost is £171,800 before works, finance, taxes and unknown disbursements. Refinancing at 75% of the indicative £272,000 base GDV would provide £204,000, but total project cost and cash left in cannot be calculated without a works budget and complete fee information.

Buy-to-Let Analysis

BTL cannot be underwritten because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The property is vacant, so there is no passing rent. Rental demand, achievable rent and yield require separate evidence.

Flip Analysis

The base GDV indicates a £100,200 difference over the £170,000 guide and known £1,800 administration charge before refurbishment, finance, taxes, selling costs and other auction charges. A flip surplus cannot be calculated reliably because works and selling allowances are unsupported.

Investor Risks & Due Diligence

• Wide range in same-street completed sales from £180,000 to £310,000, with insufficient detail to reconcile the differences.

• No sufficiently specific rental evidence or passing rent, preventing yield and BTL assessment.

• Property condition and refurbishment requirements are not evidenced, including the cellar, services, kitchen, bathroom and outdoor WC.

• Current EPC rating is E; any related improvement requirements and costs are unknown.

• Auction disbursements, search fees, seller-cost reimbursement, legal fees and transfer fees may become payable but are not quantified.

• Vacant possession means there is no existing rental income.

• No reliable maximum bid can be set without verified works, fees, rent and valuation assumptions.

Recommendation

Proceed only after legal-pack review, full inspection and independent rent/valuation checks. The apparent guide-to-GDV spread is potentially attractive, but the missing condition, rent, works and fee evidence prevents a reliable bid or return calculation.

Strategy Rating

Analysis Confidence

Five same-street completed sales provide useful market context, but there is no detailed comparable specification, condition report, rental evidence, refurbishment budget or complete schedule of purchaser costs.