23 Fulready Road, Leyton, London, E10 6DU

Description

A detached bungalow in need of complete modernisation. Situated on a site of approximately 3,594 sq ft with re-development potential, subject to the requisite consents. Conveniently located for the amenities of Leyton and Whipps Cross University Hospital.

Accommodation

Ground Floor - Reception Room, Four Bedrooms, Kitchen, Bathroom with separate WC

Location

Located near to the junction of Fulready Road and Halford Road. An extensive range of shopping facilities can be found nearby in the centre of Leyton. Recreational amenities of Leyton Flats and Hollow Pond are within close distance. Transport: Overground - Wood Street; Underground - Walthamstow Central (Victoria Line).

Tenure / Property Information

Investment Analysis

The auction guide is £180,000, but no completed-sale comparables, GDV evidence, planning information or refurbishment budget is supplied. Market value, redevelopment value and maximum bid cannot therefore be reliably quantified.

Investment Snapshot

Strategy Recommendation

Do not rely on the guide price alone. Proceed only after independent valuation, detailed inspection, a measured refurbishment budget, confirmation of auction and seller charges including VAT, and planning due diligence on any redevelopment proposal.

Works Required

Complete modernisation is stated as required. The evidence supports assessing and pricing the existing accommodation, including the reception room, four bedrooms, kitchen, bathroom and separate WC. Any redevelopment works remain subject to the requisite consents and cannot be specified further from the supplied evidence.

Rental & Market Context

Potential BRRR Position

A BRRR assessment cannot be completed without a supported post-works GDV, refurbishment budget, rent evidence and finance-cost assumptions. The stated redevelopment potential is subject to requisite consents, so it should not be treated as an established refinance value.

Buy-to-Let Analysis

BTL viability cannot be quantified because no sufficiently specific rental comparable or auctioneer rent estimate is provided. Refurbishment costs, buyer charges, VAT position and other seller charges are also unknown.

Flip Analysis

A flip surplus cannot be calculated because there are no completed-sale comparables, supported GDV, refurbishment costs or supported selling allowance. The property is described as requiring complete modernisation, creating substantial cost and execution uncertainty.

Investor Risks & Due Diligence

• The bungalow is stated to require complete modernisation.

• Redevelopment potential is expressly subject to the requisite consents.

• No completed-sale comparables are supplied to support a market value or GDV.

• No sufficiently specific rental evidence or auctioneer rent estimate is supplied.

• The buyer fee, VAT position and possible seller charges are not quantified.

• EPC, council tax, parking and heating information are not supplied.

Recommendation

Do not rely on the guide price alone. Proceed only after independent valuation, detailed inspection, a measured refurbishment budget, confirmation of auction and seller charges including VAT, and planning due diligence on any redevelopment proposal.

Strategy Rating

Analysis Confidence

The evidence confirms the property type, accommodation, tenure, vacancy, guide price, site area and stated condition, but provides no sold comparables, rental evidence, EPC, planning information, refurbishment costs or charge schedule.