41 Hadlow Road, Welling, Kent

Description

By order of a major housing association. Freehold two floor semi-detached house requiring updating. Full vacant possession. The property may be suitable for a side, rear or loft/mansard conversion for additional accommodation, subject to all consents where necessary.

Accommodation

Approximate total 99m² / 1,063 sq ft. First floor: three bedrooms, bathroom/WC. Ground floor: entrance hall, reception room, dining room, kitchen, side former conservatory. Outside: front and rear gardens, storage outbuilding.

Location

Situated on Hadlow Road, well positioned for the amenities of Welling, Abbey Wood, Plumstead Common and Bexley. Transport options include local bus routes, rail connections via Abbey Wood or Welling, and road links via the A2 linking to the M25.

Tenure / Property Information

Investment Analysis

The strongest evidence is the £385,000 sale of 45 Hadlow Road in June 2025. Other same-road semi-detached freehold sales range from £360,000 to £506,000, but dates, condition and specifications differ. A provisional base GDV of £385,000 is therefore used, with £360,000 low and £420,000 high scenarios based on the more comparable evidenced range. This is an estimate, not a formal valuation.

Investment Snapshot

Strategy Recommendation

Proceed only after legal-pack review, inspection and a priced works schedule. The guide supports an indicative BTL yield, but the unquantified updating requirement makes the deal unsuitable for an unconditional flip or BRRR bid decision at this stage.

Works Required

Updating works are required, but the evidence does not specify the scope or cost. Inspect and price the kitchen, bathroom, decoration, flooring, services, former conservatory, gardens and outbuilding before bidding. Any side, rear or loft/mansard conversion requires the necessary consents and should not be assumed in the base case.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the provisional £385,000 base GDV, 75% refinance is £288,750. This is close to the £289,000 guide before adding the £1,800 documentation fee and any refurbishment, finance, tax or seller charges. Because the works budget and total acquisition cost are unknown, cash left in and refinance viability cannot be reliably calculated.

Buy-to-Let Analysis

The sole rental evidence is an advertised asking rent of £2,200 pcm, equivalent to £26,400 annually. Against the £289,000 guide, this produces an indicative gross yield of 9.13%, before the £1,800 documentation fee, refurbishment, finance, tax, insurance, maintenance and any other charges. Net yield and affordability cannot be established because costs and achieved rent are unavailable.

Flip Analysis

The provisional base GDV is £385,000, but refurbishment costs, selling costs and any finance costs are unsupported. A reliable flip surplus and maximum bid cannot therefore be calculated. The evidenced value range is £360,000 to £420,000, subject to condition and specification differences from the comparables.

Investor Risks & Due Diligence

• The property requires updating, but no refurbishment scope or cost is supplied.

• Any side, rear or loft/mansard conversion is subject to the necessary consents and cannot be assumed.

• The £2,200 pcm figure is an advertised asking rent, not an achieved or passing rent.

• Additional seller fees may be payable under the Special Conditions of Sale.

• Some estate service charges may apply and require legal-pack confirmation.

• Parking and heating information has not been supplied.

• The sold comparables have different dates and their condition, size and specifications are not confirmed.

Recommendation

Proceed only after legal-pack review, inspection and a priced works schedule. The guide supports an indicative BTL yield, but the unquantified updating requirement makes the deal unsuitable for an unconditional flip or BRRR bid decision at this stage.

Strategy Rating

Analysis Confidence

There is useful same-road sold evidence, a guide price and one rental asking figure, but no quantified works, achieved rent, selling costs, finance costs or complete auction fee schedule. Comparable property condition and specification are also not confirmed.