26 Winter Avenue, East Ham

Description

A Terrace House requiring modernisation. Note: There may be potential for a loft conversion and rear extension subject to the necessary consents being obtained.

Accommodation

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

Location

Situated on Winter Avenue, close to local shopping/travelling facilities including East Ham Tube Station (District and Hammersmith & City Lines). Central Park and Plashet Park are also nearby.

Tenure / Property Information

Investment Analysis

The supplied sold comparables are terraced freehold sales on Winter Avenue from 2005–2013, ranging from £195,000 to £249,995. They are materially historic and do not provide a reliable current market value for this three-bedroom house. No current valuation, refurbishment budget, rental evidence or supported GDV is supplied.

Investment Snapshot

Strategy Recommendation

Do not set a bid based on the supplied evidence alone. Obtain current comparable evidence, a detailed refurbishment quotation, rental evidence and review the legal pack and any planning position before bidding.

Works Required

Modernisation of the house as described by the auctioneer. Any loft conversion or rear extension should be treated as potential only and is subject to the necessary consents; no specific works or defects are evidenced.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be supported without a current GDV, refurbishment cost, rent and finance assumptions. The potential loft conversion and rear extension cannot be included without evidence of consent and cost.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Modernisation requirements and total project costs are also unquantified.

Flip Analysis

A flip surplus cannot be calculated. The historic comparables are insufficient to establish a current GDV, and no refurbishment allowance or supported selling-cost allowance is supplied.

Investor Risks & Due Diligence

• The property requires modernisation, but the scope and cost are not quantified.

• The suggested loft conversion and rear extension require necessary consents and are not guaranteed.

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

• The sold comparables are historic, dating from 2005 to 2013, and may not represent current value.

• The EPC is stated as TBC.

• Additional seller fees may be payable under the special conditions of sale.

Recommendation

Do not set a bid based on the supplied evidence alone. Obtain current comparable evidence, a detailed refurbishment quotation, rental evidence and review the legal pack and any planning position before bidding.

Strategy Rating

Analysis Confidence

Evidence includes property particulars, guide price, known buyer premium and historic local sales, but lacks current valuation evidence, quantified works, rent, GDV, EPC detail and potentially applicable seller fees.