26 Pipewell Road, Carshalton, Surrey, SM5 1EY

Description

Investment property subject to a protected tenancy. Link-attached terrace house with rear garden. The shops and amenities of Mitcham and Carshalton are within easy reach, and Poulter Park and Revesby Wood are within walking distance.

Accommodation

Ground floor: living room, kitchen, shower room/WC, conservatory/dining room. First floor: three bedrooms, one with ensuite WC. GIA approximately 76 sq m (818 sq ft), source: EPC. Rear garden.

Location

Situated on the south west side of Pipewell Road, to the north west of its junction with Revesby Road. Southern and Thameslink Rail services run from Mitcham Junction station approximately 1.2 miles to the east. Hackbridge and Carshalton stations are also nearby. The A217 and A297 are easily accessible. Poulter Park and Revesby Wood are within walking distance.

Tenure / Property Information

Investment Analysis

Same-road freehold terraced sales range from £420,000 to £480,000, with the two most recent supplied sales at £425,000 and £480,000. A base GDV of £450,000 is a cautious midpoint estimate, subject to the protected tenancy, unknown condition and lack of vacant-possession evidence. A supported scenario range is £420,000–£480,000; these are comparable-based estimates, not formal valuations.

Investment Snapshot

Strategy Recommendation

Proceed only as a specialist tenanted-property acquisition after reviewing the tenancy position, title and special conditions. The £800 pcm income is modest relative to the guide, and no bid should be set without legal, condition and total-cost information.

Works Required

No specific repairs or refurbishment works are evidenced. Obtain a full inspection and verify the EPC, condition, statutory compliance and any required works before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £450,000 comparable-based base GDV, a 75% refinance metric is £337,500. However, refurbishment costs, buyer costs, finance costs and the effect of the protected tenancy are unknown, so cash left in and equity cannot be calculated reliably. Refinance at this level should not be assumed achievable while the tenancy remains unresolved.

Buy-to-Let Analysis

The stated passing rent is £800 pcm, or £9,600 annually, producing approximately 4.27% gross yield on the £225,000 guide before costs. The £2,200 pcm figure is an advertised asking rent rather than achieved rent and is not a reliable basis for the current tenancy. The Rent Act 1977 protected tenancy, long occupation and absence of a formal tenancy agreement require specialist legal and valuation advice.

Flip Analysis

The supplied comparable sales indicate a potential gross value range of £420,000–£480,000, but no refurbishment allowance, acquisition fees, finance costs, selling allowance or vacant-possession evidence is supplied. A reliable flip surplus therefore cannot be calculated. The protected tenancy is a major constraint to a conventional vacant-possession resale strategy.

Investor Risks & Due Diligence

• Protected tenancy stated to be governed by the Rent Act 1977.

• Occupant is understood to have lived at the property since at least 1989.

• No formal tenancy agreement is in place.

• Current rent is only £800 pcm compared with the £2,200 pcm advertised asking-rent evidence, which is not an achieved rent.

• Property condition and refurbishment requirements are not evidenced.

• Buyer, administration and other seller or third-party charges are not supplied and may apply.

• Vacant-possession and achievable market value cannot be assumed while the protected tenancy remains in place.

Recommendation

Proceed only as a specialist tenanted-property acquisition after reviewing the tenancy position, title and special conditions. The £800 pcm income is modest relative to the guide, and no bid should be set without legal, condition and total-cost information.

Strategy Rating

Analysis Confidence

Recent same-road sold comparables and the passing rent are supplied, but condition, buyer fees, tenancy documentation, vacant-possession prospects and refurbishment costs are not.