57 East Dulwich Road, East Dulwich, London

Description

Substantial freehold mid terrace building with possible potential for conversion/sub-division, subject to consents. Well located for the amenities of East Dulwich.

Accommodation

Ground Floor - Two Rooms, Kitchen/Dining Room, Shower Room/WC, Garage; First Floor - Three Rooms, Bathroom, WC; Second Floor - Three Rooms, Kitchen, Bathroom/WC; Third Floor - Three Rooms. GIA approximately 323.5 sq m (3,481 sq ft).

Location

The property is situated on the south side of East Dulwich Road, close to its junction with Worlingham Road. A range of local shops and amenities are available along Lordship Lane. Southern rail services run from East Dulwich station, which is a short walk to the north west. The A23 and A20 are both easily accessible and afford access to the M25 motorway to the south. The open spaces of Goose Green are opposite and Peckham Rye Park is easily accessible.

Tenure / Property Information

Investment Analysis

The £1.3m+ guide is the only current pricing evidence supplied. The single sold comparable is from 1998 and is not sufficient to establish current market value. No supported GDV or formal valuation can be calculated. The building is substantial at approximately 323.5 sq m and has possible conversion or sub-division potential, but this is expressly subject to consents.

Investment Snapshot

Strategy Recommendation

Do not proceed on the current evidence alone. Obtain a current valuation, planning and building-regulation advice, measured survey, condition report, detailed refurbishment quotations and confirmed rental appraisal before bidding.

Works Required

No specific defects or refurbishment works are evidenced. Initial work should be limited to professional assessment of condition, measured accommodation, planning/building-regulation feasibility for any conversion or sub-division, and quotations for any works identified. No works allowance can be supported from the evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR cannot be underwritten from the supplied evidence because GDV, refurbishment cost, achievable rent, finance costs and relevant acquisition charges are unavailable. Any conversion or sub-division strategy would also require the necessary consents.

Buy-to-Let Analysis

A rent appraisal cannot be established reliably. The supplied £35,550 pcm listing is an advertised asking rent with no confirmed link to this property, while the other evidence relates to separate two- and five-bedroom listings. Gross yield therefore cannot be calculated.

Flip Analysis

A flip appraisal cannot be calculated. There is no current comparable evidence, supported GDV, refurbishment budget or selling-cost allowance. The 1998 £14,500 sale of 53 East Dulwich Road is insufficient for a current valuation.

Investor Risks & Due Diligence

• Possible conversion or sub-division is subject to planning and other consents.

• No current comparable evidence supports the £1.3m+ guide or a GDV.

• The supplied rents are advertised asking rents and are not confirmed as applicable to this property or achieved rents.

• Refurbishment requirements and costs are unknown because no condition evidence is supplied.

• Additional seller or third-party charges may apply.

• EPC, council tax and heating information are not supplied.

Recommendation

Do not proceed on the current evidence alone. Obtain a current valuation, planning and building-regulation advice, measured survey, condition report, detailed refurbishment quotations and confirmed rental appraisal before bidding.

Strategy Rating

Analysis Confidence

Evidence includes the guide price, accommodation, tenure and location, but lacks current comparable sales, confirmed property-specific rent, condition information, EPC, costs, consents and a supported GDV.