49 Queens Road, East Sheen, London

Description

Vacant freehold house with planning permission. The property benefits from a garden and six garages to the rear, with planning permission for a two-storey rear extension. GIA approximately 87 sq m (936 sq ft).

Accommodation

Ground floor: two reception rooms and kitchen. First floor: three bedrooms, bathroom and WC.

Location

The property is situated on the east side of Queens Road. A variety of local shops and amenities are available nearby and within Richmond and Putney. Mortlake rail station is approximately 0.4 miles away, with direct services to London Waterloo. The M4 motorway is easily accessible to the north west, whilst the M25 motorway is also accessible to the south. The open spaces of Richmond Park are within walking distance to the south.

Tenure / Property Information

Investment Analysis

The five supplied completed sales on Queens Road range from £625,000 to £920,000, with an unadjusted average of £731,000. They are terraced freehold sales and have not been adjusted for this property's six rear garages, vacant status, 87 sq m GIA or planning permission for a two-storey rear extension. The £1.3m+ guide is substantially above the supplied comparable range and cannot be supported by the evidence alone. The GDV scenarios therefore use the observed comparable range only, not a formal valuation.

Investment Snapshot

Strategy Recommendation

Do not bid at the £1.3m+ guide on the supplied evidence. Only reconsider after independently verifying the planning permission, the value contribution of the six garages and extension, construction costs, legal charges and a subject-specific valuation.

Works Required

No existing defects or refurbishment requirements are evidenced. The property has planning permission for a two-storey rear extension; any construction scope, specification and cost require verification from the planning documents and specialist quotations.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £1.3m+ guide, the purchase price alone materially exceeds the £731,000 unadjusted average of the supplied completed sales. A 75% refinance of the base comparable scenario would be approximately £548,250, but total project cost and finance feasibility cannot be calculated without works, fees and valuation evidence.

Buy-to-Let Analysis

A BTL assessment cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Purchase price, extension/refurbishment costs and additional auction charges are also unquantified.

Flip Analysis

A flip appraisal cannot be supported because refurbishment or extension costs, selling costs and a reliable subject-specific GDV are unavailable. The guide is above every supplied comparable, so there is no evidenced margin at the asking level.

Investor Risks & Due Diligence

• The £1.3m+ guide is above all five supplied completed-sale comparables.

• No sufficiently specific rental evidence is available, preventing yield analysis.

• The cost and deliverability of the permitted two-storey rear extension are unknown.

• Buyer, administration and other seller or third-party charges are unspecified.

• The supplied comparables may not be directly comparable because they are identified as terraced properties and do not state equivalent garage or planning attributes.

Recommendation

Do not bid at the £1.3m+ guide on the supplied evidence. Only reconsider after independently verifying the planning permission, the value contribution of the six garages and extension, construction costs, legal charges and a subject-specific valuation.

Strategy Rating

Analysis Confidence

Completed-sale evidence is available for the same road, but the comparables are terraced properties and there is no rental evidence, condition report, planning detail, works budget, buyer fee schedule or subject-specific valuation.