32 Hollywood Road, Chingford, London

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), Shower Room/WC. Ground Floor: Entrance Hall, Through Reception Room, Kitchen, Bathroom/WC. Front Forecourt. Garden at Rear.

Location

Situated in a cul-de-sac off Hall Lane, close to local shopping/travelling facilities including Highams Park Train Stations. Epping Forest is also nearby.

Tenure / Property Information

Investment Analysis

The strongest evidence is the same-road sale at 30 Hollywood Road for £400,000 on 31 October 2025. Older same-road sales range from £480,000 to £600,000 in 2022, but their condition, size and specification are not supplied. As the subject property requires modernisation, a cautious base GDV of £400,000 is used, with a low case of £400,000 and high case of £480,000. This is an indicative evidence-led estimate, not a formal valuation.

Investment Snapshot

Strategy Recommendation

Proceed only after inspection and a fully priced modernisation schedule. The guide appears below the strongest recent same-road sale, but the missing works budget, rental evidence and transaction costs prevent confirmation of a viable BTL, BRRR or flip margin.

Works Required

Modernisation is required, but the supplied evidence does not identify specific defects or a quantified scope. Inspect and price the existing house, including the kitchen, bathrooms, finishes and services only where required. Investigate the stated loft-conversion and rear-extension potential separately; both remain subject to necessary consents.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £275,000 guide, the known acquisition outlay is the guide price plus the £1,500 buyer premium, before any refurbishment, finance, legal, tax or seller costs. A 75% refinance against the £400,000 base GDV would be £300,000, but cash left in cannot be calculated without a supported works budget and complete project costs.

Buy-to-Let Analysis

BTL performance cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. The property is vacant and requires modernisation, so actual achievable rent and letting condition remain unverified.

Flip Analysis

The £400,000 base GDV is supported primarily by the £400,000 same-road sale completed in 2025. A resale surplus cannot be calculated because refurbishment costs, selling costs and any finance costs are not supplied. The older £480,000 and £600,000 sales provide only broad upside context because condition, size and specification are unknown.

Investor Risks & Due Diligence

• The property requires modernisation, but the extent and cost of works are unknown.

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

• The potential loft conversion and rear extension are expressly subject to necessary consents and cannot be relied upon in the base appraisal.

• Additional seller charges may be payable under the special conditions, but their amount is not supplied.

• The older comparable sales may not be directly comparable because their size, condition and specification are unknown.

• Buyer must pay the £1,500 inclusive-of-VAT premium and the required deposit within the stated auction timeframe.

Recommendation

Proceed only after inspection and a fully priced modernisation schedule. The guide appears below the strongest recent same-road sale, but the missing works budget, rental evidence and transaction costs prevent confirmation of a viable BTL, BRRR or flip margin.

Strategy Rating

Analysis Confidence

There is a recent same-road completed sale and several older same-road sales, but no property dimensions, detailed condition survey, rental evidence, refurbishment cost, selling costs or complete special-condition costs.