41 Jeymer Drive, Greenford, Middlesex UB6 8NS

Description

A vacant four-bedroom semi-detached house arranged over three floors. The ground floor provides a through reception room and kitchen; the first floor has three bedrooms and a bathroom; and the second floor contains a further bedroom and bathroom. The property has a rear garden, is freehold and has EPC rating C. A separate current listing records approximately 1,388 sq ft of accommodation.

Location

Jeymer Drive is in Greenford, close to local shops, schools and open space around Horsenden Hill. Greenford Underground and railway stations provide transport connections, while the A40 gives road access towards central London and the wider motorway network.

Investment Analysis

Investment Snapshot

Property & Refurbishment

The property appears to offer a value-add refurbishment rather than a structural redevelopment. I would initially allow £25,000–£40,000 for kitchen and bathroom upgrading, decoration, flooring, services repairs, joinery, garden works and contingency, subject to survey. The three-storey layout and two bathrooms may increase costs compared with a standard two-storey house.

Rental Analysis

Current four-bedroom rental evidence in the UB6 market is broadly around £2,550–£3,250 pcm. I would test £2,600 pcm conservative, £2,900 pcm target and £3,200 pcm upper case. This equates to £31,200–£38,400 per annum and 8.9%–11.0% gross on the guide. At a £382,500 midpoint project cost, £2,900 pcm produces around 9.1% gross before operating and finance costs.

GDV / Resale Analysis

Same-street sales are particularly useful here: 43 Jeymer Drive sold for £530,000 in May 2025, 35 Jeymer Drive sold for £505,000 in March 2024, and a four-bedroom semi at 54 Jeymer Drive sold for £552,500 in February 2020. Allowing for current market timing and the subject's four-bedroom accommodation, I would use an indicative £520,000–£590,000 GDV range. This is not a formal valuation.

Properties Sold Within Approx. 5 Miles

Number 43 is the strongest recent same-street evidence, while number 54 is more directly comparable by bedroom count but considerably older. A surveyor should adjust for floor area, internal condition, extensions and parking before fixing the end value.

Potential BRRR Position

At the £555,000 midpoint GDV, a hypothetical 75% LTV refinance is approximately £416,250. Against a midpoint purchase-plus-works basis of £382,500, the headline refinance could theoretically recover the project cost before acquisition costs. Lender valuation and rental stress tests remain decisive.

Flip Analysis

The same-street evidence supports a refurbishment-and-resale case. The midpoint spread between £382,500 project cost and £555,000 GDV is meaningful before costs, but SDLT, auction fee, finance, legal fees, holding costs, selling costs and contingency will reduce the margin. A conservative exit closer to £520,000 should be stress-tested.

Investor Risks & Due Diligence

• Verify floor area and condition against the 1,388 sq ft marketing evidence.




• Obtain a full survey and fixed contractor pricing.




• Check all auction administration and legal-pack disbursements.




• Use the most recent same-street sales and achieved rents before committing to the upper GDV or rent assumptions.

Recommendation

Preferred strategy: Refurbishment / BRRR / Buy-to-Let. The guide is materially below recent same-street sale evidence, and the size supports a family-rental strategy. The investment remains attractive if refurbishment is controlled and the completed value is independently supported above roughly £520,000.

Strategy Rating

BRRR: ★★★★☆

Buy-to-Let: ★★★★☆

Flip: ★★★★☆

Development: ★★☆☆☆