247 Mutton Lane, Potters Bar, Hertfordshire EN6 2AT

Description

This spacious house is well presented, and situated in a most convenient location close to the town centre amenities, Potters Bar Station 0.1 miles. The house provides a well planned, open layout on the ground floor with the benefit of a large rear garden and plenty of parking.

Accommodation

Well planned, open layout on the ground floor; large rear garden.

Location

Close to town centre amenities; Potters Bar Station is 0.1 miles away.

Tenure / Property Information

Investment Analysis

Five completed sales of semi-detached houses on Mutton Lane range from £475,000 to £800,000. The £800,000 sale dated 23 October 2024 is the most recent but size, specification and condition are not supplied. A cautious base GDV of £527,000 uses the £527,000 2022 same-road sale, with £485,000 as a lower evidence point and £800,000 as an upper evidence point. The broad range materially reduces valuation confidence.

Investment Snapshot

Strategy Recommendation

Do not underwrite as BTL without independent rental evidence. Consider only subject to legal, survey and valuation due diligence, confirmation of tenure and special-condition costs, and a price that preserves margin against the lower comparable evidence.

Works Required

No specific works are evidenced: the property is described as well presented. Obtain a survey and verify all accommodation, services and condition before budgeting works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £400,000 guide, the known buyer premium would bring the purchase figure to £402,700 before any works, finance, tax or special-condition costs. A 75% refinance against the cautious £527,000 base GDV would be £395,250, but total project cost and cash left in cannot be calculated because refurbishment, finance, tax and other fees are unsupported.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is provided. The property is near Potters Bar Station and town-centre amenities, but no rent should be assumed from location alone.

Flip Analysis

The evidence suggests a possible gross value gap between the £400,000 guide and same-road completed sales, but comparables vary from £475,000 to £800,000 and lack size, condition and specification data. A reliable flip surplus cannot be calculated without supported works, selling and full acquisition costs.

Investor Risks & Due Diligence

• No tenure, occupancy or lease information is supplied.

• No reliable rental evidence is supplied, preventing yield analysis.

• Comparable completed sales range widely from £475,000 to £800,000, with no size, condition or specification details.

• Refurbishment, finance, tax, selling and possible special-condition costs are not supplied.

• EPC, council tax, heating and detailed accommodation information are missing.

• The auction requires a 10% deposit subject to a £5,000 minimum, and additional special-condition fees may apply.

Recommendation

Do not underwrite as BTL without independent rental evidence. Consider only subject to legal, survey and valuation due diligence, confirmation of tenure and special-condition costs, and a price that preserves margin against the lower comparable evidence.

Strategy Rating

Analysis Confidence

There are several same-road completed sales and a stated guide price, but property bedrooms, tenure, occupancy, condition detail, rent, EPC, services and full auction costs are missing; the comparable values also show a wide spread.