213 Henley Road, Caversham, Reading, Berkshire

Description

Freehold detached house offered with vacant possession. Key features include a lower ground floor with two rooms, kitchen, utility room and conservatory; ground floor with reception room, three bedrooms and bathroom; first floor with a further bedroom and bathroom; off-street parking and rear garden. Caversham Lakes are nearby. Reading town centre and its station are located 1.7 miles to the south west.

Accommodation

Lower Ground Floor: Two Rooms, Kitchen, Utility Room, Conservatory. Ground Floor: Reception Room, Three Bedrooms, Bathroom. First Floor: Further Bedroom, Bathroom. Off Street Parking and Rear Garden.

Location

The property is located on the south side of Henley Road. The A33 is accessible to the south west and A329 is to the south east. Reading Rail station is located 1.7 miles to the south west. There is a wide variety of amenities within Reading town centre. Caversham Lakes are nearby to the south.

Tenure / Property Information

Investment Analysis

The exact property reportedly sold for £650,000 in October 2020. A nearby detached house at 207 Henley Road sold for £800,000 in October 2019, but it is not the subject property and may differ in size, condition and specification. These are historic completed sales, with no current comparable evidence supplied. A cautious evidence-based GDV range is £650,000–£800,000, with £650,000 used as the base scenario; this is not a formal current valuation.

Investment Snapshot

Strategy Recommendation

Investigate as a potential value-led purchase, subject to a full survey, legal review, current valuation evidence and confirmation of all auction and third-party charges. Do not rely on the historic GDV alone when bidding.

Works Required

No specific defects or refurbishment requirements are evidenced. A full survey and inspection should establish whether any works are required; no works allowance has been assumed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £425,000 guide, the purchase price is materially below the historic £650,000 sale of the same property, and 75% of the £650,000 base GDV would be £487,500. However, refurbishment costs, purchase/admin fees, finance costs and current valuation evidence are unavailable, so cash required and refinance surplus cannot be calculated reliably.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental comparables or auctioneer rent estimate were supplied. The property is vacant, so there is no passing rent evidence. EPC, council tax and heating information are also unavailable.

Flip Analysis

The historic evidence indicates potential gross value headroom between the £425,000 guide and the £650,000 base GDV. A reliable flip surplus cannot be calculated because refurbishment, acquisition, finance, selling and other charges are not supplied, and the comparable evidence is historic.

Investor Risks & Due Diligence

• Historic sales may not represent current market value.

• No condition or refurbishment information is supplied, so total project cost is unknown.

• No sufficiently specific rental evidence is available, preventing yield analysis.

• Buyer, administration and other seller or third-party charges are unspecified.

• Vacant possession means there is no existing passing rent.

• Legal, survey and valuation information has not been supplied.

Recommendation

Investigate as a potential value-led purchase, subject to a full survey, legal review, current valuation evidence and confirmation of all auction and third-party charges. Do not rely on the historic GDV alone when bidding.

Strategy Rating

Analysis Confidence

The exact-property completed sale and nearby completed sale provide some value evidence, but both are historic. There is no condition report, EPC, rental evidence, current comparable evidence, refurbishment budget, buyer/admin fee information or finance-cost data.