351 Goffs Lane, Goffs Oak, Waltham Cross

Description

Five bedroom semi-detached property benefiting from a rear garden, in reasonable decorative order, with development potential subject to the requisite consents. Vacant.

Accommodation

Ground Floor - Reception Room, Kitchen/Conservatory, Bathroom/WC. First Floor - Four Bedrooms, one bedroom with En-suite Shower Room/WC, Shower Room/WC.

Location

The property is situated in the residential area of Goffs Oak, Hertfordshire, offering a semi-rural setting with attractive surrounding countryside. Local amenities include convenience stores, traditional pubs and everyday services, with a wider selection of shops, supermarkets, cafés and restaurants available in nearby Cheshunt and Waltham Cross. The area is well served by local schools, including Bonneygrove Primary School and Goffs Academy, both within easy reach. Cuffley and Theobalds Grove railway stations provide connections to London and surrounding areas, while the nearby A10 and M25 offer convenient road links.

Tenure / Property Information

Investment Analysis

The strongest evidence is the completed sale of the same-street semi-detached property at 347 Goffs Lane for £690,000 on 3 November 2025. Other same-street semi-detached freehold sales range from £530,000 to £656,000, but those are from 2020–2021 and may be less representative of current value. Given the subject property's five-bedroom accommodation and reasonable decorative order, a base GDV of £690,000 is supportable, subject to confirmation of size, condition and any development potential. The £585,000 guide represents a £105,000 difference from the base GDV before works, transaction costs and selling costs.

Investment Snapshot

Strategy Recommendation

Treat as a cautious owner-occupier or value-led acquisition opportunity rather than an underwritten BTL or BRRR project. Proceed only after confirming the legal pack, condition, total buyer and seller charges, and whether the development potential is realistically consentable.

Works Required

No detailed refurbishment schedule is supported by the evidence. The property is described as being in reasonable decorative order. Allow only for inspection-led essential works, general redecoration or maintenance if identified, and investigation of any proposed development subject to the requisite consents.

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, rent, buyer costs, seller charges, VAT position and finance costs are unsupported. At a £690,000 base GDV, 75% refinancing would indicate £517,500 gross borrowing before lending costs and existing debt.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. The property is vacant, so there is no passing rent evidence.

Flip Analysis

A potential gross value gap exists between the £585,000 guide and the £690,000 base GDV, but the evidence does not support refurbishment, acquisition, auction, finance or resale cost assumptions. A reliable flip surplus and maximum bid therefore cannot be calculated.

Investor Risks & Due Diligence

• The buyer's fee, VAT position and any seller's charges are not supplied and may materially increase acquisition cost.

• Development potential is expressly subject to the requisite consents and is not quantified.

• No sufficiently specific rental evidence is available, preventing reliable BTL yield analysis.

• No detailed condition survey, floor area, EPC, heating or parking information is supplied.

• The most relevant comparable is a nearby sale, but its accommodation and condition are not provided for direct like-for-like adjustment.

Recommendation

Treat as a cautious owner-occupier or value-led acquisition opportunity rather than an underwritten BTL or BRRR project. Proceed only after confirming the legal pack, condition, total buyer and seller charges, and whether the development potential is realistically consentable.

Strategy Rating

Analysis Confidence

There is a recent same-street completed sale and several historic comparables, but no measured floor area, condition survey, rental evidence, EPC, detailed costs, buyer charges or confirmed planning position.