46 Adrian Road, Abbots Langley, Hertfordshire, WD5 0AQ

Description

A Vacant Three Bedroom Semi Detached House. Potential for Rear Extension (Subject to Obtaining all Relevant Consents)

Accommodation

Ground Floor: Two Reception Rooms, Kitchen. First Floor: Three Bedrooms, Bathroom. Exterior: Front and rear gardens.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Leavesden Country Park are within easy reach. Transport links are provided by Garston rail station and the M1.

Tenure / Property Information

Investment Analysis

The supplied same-road completed sales range from £385,000 to £560,000. The most recent comparable, 66 Adrian Road, sold for £487,000 on 5 June 2026 and is the strongest primary indicator. The £560,000 sale is older, while the £385,000 sale is from 2024. A base GDV of £487,000 is therefore used, with a broad evidence-supported scenario range of £385,000–£560,000. No floor areas, detailed condition or extension consent evidence is supplied.

Investment Snapshot

Strategy Recommendation

Potentially attractive as a buy-to-let at the guide if the advertised rent is independently validated and the property requires limited work. Do not rely on extension or refinance assumptions until the legal pack, condition, consent position and full costs are checked.

Works Required

No refurbishment allowance can be supported because the condition is not described. Assess the existing house, gardens and services after viewing. Investigate the stated rear-extension potential and obtain all required consents before relying on it.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the guide price plus the known £1,800 administration charge, base cost is £321,800 before any works and other purchaser costs. A 75% refinance of the £487,000 base GDV is £365,250, implying £43,450 above this known-cost basis before finance, tax, works and unquantified fees. The result is highly sensitive to valuation, rent, condition and refinance terms.

Buy-to-Let Analysis

At the £320,000 guide, the advertised £3,500 pcm rent equates to £42,000 annually and an indicative gross yield of 13.13%. Including the known £1,800 administration charge only, the yield is 13.05%. This is based on an advertised asking rent rather than achieved rent and excludes unknown running, finance, legal, insurance, maintenance and completion costs.

Flip Analysis

A resale analysis cannot be completed reliably because no refurbishment budget, selling costs or detailed condition evidence is supplied. On the limited known-cost basis only, £487,000 GDV less the £321,800 guide-plus-admin cost gives £165,200 before works, selling costs, finance, tax and other fees; this is not a supported net flip profit.

Investor Risks & Due Diligence

• The £3,500 pcm figure is an advertised asking rent, not an achieved or passing rent.

• No internal condition, floor area, services, repair requirements or refurbishment costs are supplied.

• The rear-extension potential is expressly subject to obtaining all relevant consents and should not be included in GDV without approval.

• Disbursements and other legal-pack charges may be payable but are unquantified.

• The broad comparable range includes materially different transaction dates, so market value is uncertain.

• Refinance proceeds depend on the lender's valuation, lending criteria and the property's post-completion condition.

Recommendation

Potentially attractive as a buy-to-let at the guide if the advertised rent is independently validated and the property requires limited work. Do not rely on extension or refinance assumptions until the legal pack, condition, consent position and full costs are checked.

Strategy Rating

Analysis Confidence

There are several same-road completed sales and one advertised rental listing, but floor area, condition, achieved rent, full purchaser costs, extension consent and detailed legal-pack information are unavailable.