40 Mayfield Road, North Chingford, London

Description

A Semi-Detached House requiring modernisation with accommodation arranged on Two Floors. 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), Bathroom, Separate WC. Ground Floor: Entrance Hall, Reception Room, Dining Room, Kitchen. Front Garden. Large Garden at Rear.

Location

Situated off Larkshall Road, close to local shopping/travelling facilities available on Station Road including Chingford Train Station. Epping Forest is also nearby.

Tenure / Property Information

Investment Analysis

The supplied comparables are same-road freehold semi-detached sales ranging from £370,000 to £649,950, completed between 2011 and 2017. They do not establish a current market value because they are historic and provide no condition, size or specification comparison. The property requires modernisation, while any loft conversion or rear extension is only potential and subject to consents. A supported current GDV cannot therefore be calculated from the evidence supplied.

Investment Snapshot

Strategy Recommendation

Do not set a bid or commit to a strategy from the supplied evidence alone. Obtain a current valuation, detailed refurbishment schedule and rental evidence, and review the special conditions for additional seller fees before bidding.

Works Required

General modernisation is supported by the description, but no detailed schedule or cost evidence is supplied. A loft conversion and rear extension may be considered only subject to the necessary consents; they should not be included in the base appraisal.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR appraisal cannot be completed because current GDV, refurbishment cost, rent and refinance value are unsupported. The historic same-road sales provide useful context only and should not be treated as current valuation evidence.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. The £1,500 inclusive-of-VAT buyer premium is known, but refurbishment costs and other possible seller fees are not.

Flip Analysis

A flip appraisal cannot be completed reliably. Historic same-road sales range from £370,000 to £649,950, but are dated 2011–2017 and do not confirm the property's post-modernisation value. No works budget or supported selling allowance is supplied.

Investor Risks & Due Diligence

• The house requires modernisation, but no detailed condition survey or works schedule is supplied.

• The historic comparable sales are dated between 2011 and 2017 and do not establish current value.

• Any loft conversion or rear extension is subject to the necessary consents and is not included in the base analysis.

• EPC is stated as TBC.

• Heating and parking information are not supplied.

• The seller may charge additional fees under the special conditions of sale.

• The buyer must pay the balance of the 10% deposit, subject to the stated minimum, and the buyer fee within 24 hours of the auction date.

Recommendation

Do not set a bid or commit to a strategy from the supplied evidence alone. Obtain a current valuation, detailed refurbishment schedule and rental evidence, and review the special conditions for additional seller fees before bidding.

Strategy Rating

Analysis Confidence

The property description, guide price, tenure, occupancy, buyer premium and historic same-road sales are supplied, but current valuation, condition detail, refurbishment costs, rent, EPC and possible additional fees are not sufficiently evidenced.