42 James Avenue, Dagenham

Description

A Two Storey mid terrace house. In need of modernisation. Potential to extend (subject to requisite consents). Rear garden.

Accommodation

Ground Floor - Entrance Hall, Two Reception Rooms, Kitchen (not fitted). First Floor - Three Bedrooms, Bathroom/WC.

Location

Located near to the junction of James Avenue and Temple Avenue. An extensive range of shopping facilities are easily accessible in the centre of Dagenham. Recreational amenities of Central Park and Eastbrook End Country Park are within close distance. Transport: Elizabeth Line - Chadwell Heath; Underground - Dagenham Heathway (District Line).

Tenure / Property Information

Investment Analysis

The supplied completed sales on James Avenue range from £345,000 to £550,000, including £400,000 for 3 James Avenue on 31 March 2026. The comparables do not state bedroom count, size, condition or specification, so their applicability is limited. A provisional base GDV of £400,000 is used, with a low scenario of £380,000 and high scenario of £550,000. The property requires modernisation and has an unfitted kitchen, so the achieved value will depend materially on the extent and quality of works.

Investment Snapshot

Strategy Recommendation

Do not commit above the guide without inspection, a documented refurbishment quotation, confirmed auction charges and further evidence of achievable resale value. The property may suit a refurbishment-led resale strategy, but the current evidence is insufficient to validate the margin or a BTL/BRRR exit.

Works Required

Modernisation of the house, including fitting the kitchen and addressing any other confirmed items identified by inspection. Extension and creation of off-street parking are only potential options subject to the required consents and are not included in the financial appraisal.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the provisional £400,000 base GDV, 75% refinance would be £300,000. A BRRR appraisal cannot establish total project cost or cash left in because refurbishment costs, buyer fees, VAT and other transaction charges are not supplied.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Refurbishment costs, buyer fees, VAT treatment and other charges are also unknown.

Flip Analysis

A provisional base GDV of £400,000 is supported by the £400,000 March 2026 sale on the same road, but the comparables lack condition, size and bedroom detail. Flip surplus cannot be calculated without a supported refurbishment allowance, buyer costs and selling allowance.

Investor Risks & Due Diligence

• The extent and cost of modernisation are not provided; the kitchen is specifically described as not fitted.

• The buyer fee, VAT treatment and any seller's charges are unknown.

• No sufficiently specific rental evidence is available, preventing a supported yield assessment.

• The sold comparables do not state bedroom count, floor area, condition or specification.

• Any extension or off-street parking depends on obtaining the requisite consents.

• Vacant possession is stated, but no inspection evidence is provided regarding the property's detailed condition.

Recommendation

Do not commit above the guide without inspection, a documented refurbishment quotation, confirmed auction charges and further evidence of achievable resale value. The property may suit a refurbishment-led resale strategy, but the current evidence is insufficient to validate the margin or a BTL/BRRR exit.

Strategy Rating

Analysis Confidence

There are several same-street completed sales, but comparable specifications are incomplete and there is no rental evidence, refurbishment cost, EPC, buyer fee, VAT treatment or seller charge information.