22 Cavendish Drive, Leytonstone

Description

An End of Terrace House requiring complete modernisation with accommodation arranged on Two Floors comprising: First Floor: Bedroom (One), Bedroom (Two), Bedroom (Three), Bathroom/WC. Ground Floor: Entrance Hall, Living Room, Kitchen/Diner, Conservatory. Front Garden. Garden at Rear. Note: There may be potential for a double-storey side extension and loft conversion subject to the necessary consents being obtained.

Accommodation

First Floor: Bedroom (One), Bedroom (Two), Bedroom (Three), Bathroom/WC. Ground Floor: Entrance Hall, Living Room, Kitchen/Diner, Conservatory. Front Garden. Garden at Rear.

Location

Situated at the junction with Avebury Road, close to local shopping/travelling facilities including Leytonstone Tube Station (Central Line) and Leytonstone High Road Train Station. Wanstead Park and Wanstead Flats are also nearby.

Tenure / Property Information

Investment Analysis

Completed sales on Cavendish Drive range from £505,000 to £942,500, including two conflicting transactions recorded for number 22 at £505,000 and £620,000 on the same date. Other nearby sales are £785,000 and £845,500, with a higher £942,500 sale. A provisional base GDV of £785,000 uses the median of the five supplied sales, but condition, floor area and specification differences are not provided. The guide is £550,000, before refurbishment and any applicable seller charges.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence alone. Obtain a full refurbishment schedule and quotations, investigate the conflicting number-22 sales, and verify planning feasibility before considering a refurbishment-led resale or refinance strategy.

Works Required

Complete modernisation as described, with the precise scope and cost requiring inspection and contractor quotations. A possible double-storey side extension and loft conversion are mentioned, but both are subject to obtaining the necessary consents and are excluded from the financial analysis.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

The provisional base GDV is £785,000, implying 75% of GDV of £588,750. Refurbishment cost, total project cost, finance costs and taxes are unsupported, so cash required, equity released and whether a refinance would recover the purchase and works costs cannot be calculated.

Buy-to-Let Analysis

BTL yield cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The property is vacant and requires complete modernisation, so rent should not be assumed before works and letting-market verification.

Flip Analysis

A resale assessment is possible only at headline GDV level. The provisional £785,000 base GDV is based on supplied street sales, but complete modernisation costs, selling costs and any value impact from condition or specification are unknown. Flip surplus is therefore not calculable.

Investor Risks & Due Diligence

• Complete modernisation is required, but no refurbishment scope or cost evidence is provided.

• The supplied sales show a wide £505,000 to £942,500 range and conflicting same-address transactions.

• Potential side extension and loft conversion are expressly subject to necessary consents and have not been included in value or cost assumptions.

• Rental income and gross yield cannot be assessed from the supplied evidence.

• Additional seller charges may apply under the special conditions of sale.

• EPC is rated E, with no further building-services or heating information supplied.

Recommendation

Do not bid on the current evidence alone. Obtain a full refurbishment schedule and quotations, investigate the conflicting number-22 sales, and verify planning feasibility before considering a refurbishment-led resale or refinance strategy.

Strategy Rating

Analysis Confidence

There are several recent completed sales, but they show a wide range and conflicting records for the subject address. No floor areas, detailed comparable condition, refurbishment budget, rental evidence or selling-cost allowance is supplied.