35 Oakwood Crescent, Greenford

Description

A 4-bedroom semi-detached house, presented in average condition. Benefitting from a driveway and garden. The property is subject to an unauthorised occupation, and as such no internal inspection has been possible. By Order Of The Receivers.

Accommodation

Ground Floor: Entrance hall, through reception room, kitchen/dining room, utility room, cloakroom. First Floor: Bedroom 1, bedroom 2, bedroom 3 (box room), bathroom/WC. Second Floor: Bedroom 4 with en suite shower/WC. The gross internal floor area is approximately 1,280 sq ft.

Location

The subject property is situated on a residential road within Greenford, a district of West London. The nearest train links can be found at Sudbury Town Underground station, located approximately 0.4 miles away.

Tenure / Property Information

Investment Analysis

Five same-street completed sales of comparable freehold semi-detached houses range from £550,000 to £662,500, with an average of £608,500. These provide a reasonable indicative GDV range, but the subject property could not be internally inspected because of unauthorised occupation and its condition is only described as average. Base GDV is therefore set at the comparable-sales average, not a formal valuation.

Investment Snapshot

Strategy Recommendation

Proceed only after legal review of the unauthorised occupation and satisfactory access, possession and condition evidence. Do not rely on the guide price alone; set a bid limit only after quantifying all unknown costs.

Works Required

Obtain vacant possession and complete a full internal inspection before committing to works. Any refurbishment, repair or compliance works remain unquantified because access was unavailable.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Indicative refinance at 75% of the base GDV would be £456,375. Purchase, works and total project cost cannot be established because the occupation position, internal condition, refurbishment requirement and buyer costs are unknown. BRRR viability therefore cannot be confirmed.

Buy-to-Let Analysis

A BTL assessment cannot be completed because no sufficiently specific rental evidence or auctioneer rent estimate was supplied. Unauthorised occupation also prevents confirmation of possession and internal condition.

Flip Analysis

The comparable-sales evidence supports an indicative resale range of £550,000 to £662,500, with a base GDV of £608,500. A flip surplus cannot be calculated because refurbishment costs, possession costs, finance costs, selling costs and buyer charges were not supplied or cannot be assessed.

Investor Risks & Due Diligence

• Unauthorised occupation may delay or complicate possession.

• No internal inspection has been possible, leaving condition and repair requirements unverified.

• No rental evidence was supplied, preventing reliable BTL yield analysis.

• Buyer, administration, finance and selling costs are not supplied.

• Comparable sales may not fully reflect the subject property's unknown internal condition or occupation status.

Recommendation

Proceed only after legal review of the unauthorised occupation and satisfactory access, possession and condition evidence. Do not rely on the guide price alone; set a bid limit only after quantifying all unknown costs.

Strategy Rating

Analysis Confidence

The valuation evidence is relatively strong, comprising five recent same-street completed sales, but there is no internal inspection, rental evidence, occupation-cost information, refurbishment budget or buyer-fee data.