30 Wyvern Road, Purley, Surrey, CR8 2NP

Description

A Six Bedroom Fully Licensed HMO Let Producing £49,488 Per Annum. Offered With Planning Permission to Extend and Convert the Property into Two Houses. Plans have been Submitted to Convert into a Ten Room HMO. Additional Plans have Been Drawn up for the Property to be Extended and to Create a Thirteen Room HMO. The property requires a program of refurbishment.

Accommodation

Ground Floor: Two Letting Rooms, Diner, Kitchen, WC. First Floor: Four Letting Rooms (One with En-Suite), Bathroom, Separate WC.

Tenure / Property Information

Investment Analysis

The evidence shows materially conflicting completed sales: the subject address recorded at £500,000 twice in 2026 and £800,000 in 2022; nearby 18 Wyvern Road sold for £635,000 in 2020 and 12 Wyvern Road for £880,000 in 2026. These sales do not provide a sufficiently reliable, adjusted GDV for the proposed two-house or enlarged HMO schemes. No refurbishment scope, cost plan, planning details or conversion valuation is supplied, so a supported GDV range cannot be established. The stated annual HMO income equates to £4,124 pcm and produces approximately 9.90% gross yield against the £500,000 guide, before costs and expenditure.

Investment Snapshot

Strategy Recommendation

Treat primarily as an income-producing HMO opportunity, subject to verification of the stated rent, licence, occupancy, condition and legal pack. Do not underwrite the proposed conversion or refurbishment uplift until planning and a detailed costed schedule are confirmed.

Works Required

Undertake the required refurbishment programme, subject to a detailed inspection and specification. Verify the existing HMO configuration and licensing, and separately assess any works required for the submitted two-house, ten-room HMO or proposed thirteen-room HMO schemes. No detailed scope or cost evidence is supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed reliably because refurbishment costs, a supported post-works GDV and refinance terms are absent. The £500,000 guide plus the known £1,800 administration charge excludes refurbishment, finance, tax and other possible legal-pack or completion costs.

Buy-to-Let Analysis

The stated income is £49,488 per annum, or £4,124 pcm, giving approximately 9.90% gross yield on the £500,000 guide price. This is based solely on the auction description; no external rental comparables, passing-rent schedule, operating costs, voids, management costs or finance costs are supplied. Net yield and sustainable rental value cannot be established.

Flip Analysis

A flip appraisal cannot be supported. Although completed comparables range from £500,000 to £880,000, they are conflicting and are not sufficiently adjusted for this property's condition, HMO use or proposed schemes. No refurbishment budget, resale allowance or reliable post-works GDV is provided.

Investor Risks & Due Diligence

• The property requires a refurbishment programme, but no scope or cost estimate is supplied.

• The proposed two-house, ten-room HMO and thirteen-room HMO schemes require verification of planning status, permissions, drawings and deliverability.

• The stated £49,488 annual income is not supported by a tenancy schedule, passing-rent evidence or external rental comparables.

• Completed comparable evidence is materially conflicting, including two £500,000 records for the subject in 2026 and an £800,000 record in 2022.

• The property has EPC rating E.

• Buyer completion costs may include the £1,800 administration charge, disbursements, search fees, seller-cost reimbursement, legal fees and transfer fees under the legal pack or special conditions.

Recommendation

Treat primarily as an income-producing HMO opportunity, subject to verification of the stated rent, licence, occupancy, condition and legal pack. Do not underwrite the proposed conversion or refurbishment uplift until planning and a detailed costed schedule are confirmed.

Strategy Rating

Analysis Confidence

The stated income, guide price, tenure, HMO status and several completed sales are available, but there is no detailed rent evidence, refurbishment cost plan, planning documentation, operating-cost data or reliable adjusted GDV.