234 Woodward Road, Dagenham, RM9 4TA

Description

A Terrace House requiring modernisation.

Accommodation

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

Location

Situated on Woodward Road, close to local shopping/travelling facilities including Becontree and Upney Tube Stations (District Lines). Mayesbrook Park and Parsloes Park are also nearby.

Tenure / Property Information

Investment Analysis

The strongest recent evidence is 228 Woodward Road at £355,000, sold in September 2025, with 203 Woodward Road at £465,000 in December 2025. Older same-road terraced freehold sales range from £225,000 to £340,000. Because the comparables' bedroom counts, floor areas and condition are not supplied, the £355,000 base GDV is indicative rather than a formal valuation. The £195,000 guide is materially below the indicative resale evidence, but the required modernisation, EPC G rating, unknown costs and possible seller fees prevent a reliable maximum bid calculation.

Investment Snapshot

Strategy Recommendation

Proceed only after inspection and review of the special conditions, with a strict bid limit based on independently verified modernisation costs. Do not rely on rental returns or refinance surplus until rent and costs are evidenced.

Works Required

Modernisation of the vacant two-bedroom terrace house, with the precise scope to be established by inspection. The EPC G rating indicates that energy-performance improvement may require consideration, but no specific defects or works costs are evidenced.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the indicative £355,000 base GDV, 75% refinance proceeds would be approximately £266,250. However, refurbishment costs, total acquisition costs and finance/tax costs are unavailable, so cash required and refinancing viability cannot be established.

Buy-to-Let Analysis

A BTL assessment cannot be completed because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Modernisation requirements, EPC G and unknown purchase-related seller fees also leave operating and project costs unquantified.

Flip Analysis

The available same-road sales indicate a broad resale evidence range of £330,000 to £465,000, with £355,000 used as the base GDV. A flip surplus cannot be calculated because refurbishment costs and any selling allowance are unsupported.

Investor Risks & Due Diligence

• The property is described as requiring modernisation, but the scope and cost of works are unknown.

• EPC rating G may require energy-performance improvement and could affect letting or resale considerations.

• No sufficiently specific rental evidence is available, so rental yield cannot be established.

• The seller may charge additional completion fees under the special conditions, but no amount is supplied.

• The completed-sale comparables do not include bedroom, floor-area or condition details, reducing GDV certainty.

• Buyer premium of £1,500 inclusive of VAT applies, with any other applicable auction charges still unquantified.

Recommendation

Proceed only after inspection and review of the special conditions, with a strict bid limit based on independently verified modernisation costs. Do not rely on rental returns or refinance surplus until rent and costs are evidenced.

Strategy Rating

Analysis Confidence

There are several same-road completed sales and a stated guide price, but the comparables lack bedroom, size and condition details; refurbishment costs, rent, selling costs and possible additional seller fees are not supplied.