22 Guildford Road, Croydon, Surrey CR0 2HG

Description

A vacant three-bedroom semi-detached house with three reception rooms, kitchen and bathroom on the ground floor, plus three bedrooms and a further bathroom above. The property is freehold, has a rear garden, EPC rating G and six-week completion.

Location

Located on Guildford Road in Croydon, close to South Norwood Recreation Ground, local shops and Selhurst rail station.

Investment Analysis

Investment Snapshot

Property & Refurbishment

I would initially allow £40,000–£60,000 for the works indicated by the listing, investor-grade finishing and contingency. This is an HB/AI feasibility allowance rather than a contractor quotation and should be replaced by survey and itemised trade pricing before bidding. EPC G suggests energy-efficiency works may be required in addition to normal refurbishment.

Rental Analysis

For sensitivity testing I would use an HB market-rent estimate of £1,850–£2,100 pcm. This equates to approximately £22,200–£25,200 per annum and 9.7%–11.0% gross on the guide. At midpoint rent and works, gross yield on guide plus works is about 8.5% before finance, management, maintenance, insurance, compliance, voids and tax.

GDV / Resale Analysis

For feasibility I would use an indicative £340,000–£400,000 completed-value range. This is an AI-assisted investment appraisal estimate and not a formal RICS valuation. Using midpoint assumptions gives an estimated completed value of about £370,000 against guide-plus-midpoint-works of approximately £280,000.

Properties Sold Within Approx. 5 Miles

The most recent same-postcode sale is £310,000, while larger three-bedroom stock on the road has achieved materially more. The subject's semi-detached layout and three reception rooms may support an upper value after full refurbishment, but EPC G and condition require adjustment.

Potential BRRR Position

At the midpoint GDV of approximately £370,000, a purely illustrative 75% LTV refinance would be around £277,500. Against guide plus midpoint works of approximately £280,000, this should be viewed only as a sensitivity test; lender valuation, construction, lease length, rental stress tests and borrower criteria determine the actual refinance.

Flip Analysis

A resale strategy should be tested against the conservative end of the £340,000–£400,000 GDV range and must deduct acquisition tax, the £1,800 auction administration charge, legal fees, finance, holding costs, refurbishment, contingency and selling costs. Headline uplift is not the same as net profit.

Investor Risks & Due Diligence

• Check the legal pack, title and all additional disbursements.




• Obtain a full building survey and contractor quotations.




• Verify achievable rent against current completed lettings.




• Verify GDV against recent like-for-like sold evidence.

Recommendation

Preferred strategy: Refurbishment & Resale / BRRR. The final decision should be based on verified works costs, rent, legal position and comparable-supported end value rather than guide price alone.

Strategy Rating

BRRR: ★★★★☆

Buy-to-Let: ★★★★☆

Flip: ★★★★☆

Development: ★★☆☆☆