38 Daneswood Avenue, Bellingham, London

Description

Vacant freehold semi-detached house with reception room, kitchen, WC, three bedrooms, bathroom, shower room, rear garden and loft space. GIA approximately 78 sq m (840 sq ft). By order of mortgagees.

Accommodation

Ground floor: reception room, kitchen and WC. First floor: three bedrooms, bathroom and shower room. Rear garden and loft space. GIA (source: EPC) approximately 78 sq m (840 sq ft).

Location

The property is situated on the south side of Daneswood Avenue. Bellingham rail station is approximately 0.4 miles to the north west and provides Thameslink and Southeastern services to London Blackfriars, Elephant and Castle and London Victoria. There are various shops and amenities to the east along Bromley Road. The A21 (Bromley Road) is to the west. Beckenham Place Park Swimming Lake is to the south.

Tenure / Property Information

Investment Analysis

The strongest supplied evidence is 56 Daneswood Avenue, a same-street freehold semi-detached sale at £540,000 in June 2021. Other same-street sales range from £435,000 to £490,000 between 2017 and 2019. A base GDV of £540,000 is used, with a conservative low scenario of £490,000. No evidence supports a value above £540,000 or any adjustment for condition, specification or market movement since 2021.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence alone. Obtain the guide price, legal pack, inspection findings, fees and rental evidence before considering a purchase or resale strategy.

Works Required

No specific defects or refurbishment requirements are evidenced. A full inspection is required; only works identified by that inspection should be budgeted.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

The indicative 75% refinance of the £540,000 base GDV is £405,000. Purchase cost, refurbishment cost and other charges are unknown, so the cash required, refinance surplus and viability cannot be established.

Buy-to-Let Analysis

BTL analysis cannot be completed because no sufficiently specific rental evidence, auctioneer rent estimate, guide price, purchase price or works budget is supplied. Gross yield and rental cash flow therefore remain unquantified.

Flip Analysis

The supplied evidence supports a base resale/GDV indication of £540,000, but there is no guide price, acquisition price, condition-based works allowance, buyer/admin fee information or supported selling allowance. A flip surplus cannot therefore be calculated.

Investor Risks & Due Diligence

• No auction guide price, buyer premium or administration charge is supplied.

• No condition survey or refurbishment specification is supplied.

• No sufficiently specific rental comparable or auctioneer rent estimate is available.

• The comparable sales are dated, with the latest completing in June 2021.

• Additional seller or third-party charges may apply.

Recommendation

Do not bid on the current evidence alone. Obtain the guide price, legal pack, inspection findings, fees and rental evidence before considering a purchase or resale strategy.

Strategy Rating

Analysis Confidence

There are several relevant same-street completed sales, including a 2021 semi-detached sale, but the auction price, condition, fees, rent and current market evidence are absent.