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6 Hillreach, Woolwich, London, SE18 4AJ
Marketed by:
Auction House London
1a, 5 Hampstead Gate, London NW3 6AL, UK
020 7625 9007
Vacant Three-Bedroom Terraced House
6 Hillreach, Woolwich, London, SE18 4AJ
For Sale
£220,000+
• 3 Bedrooms
• Terraced House
• Freehold
• Vacant
Description
A Vacant Three Bedroom Mid Terrace House in Need of Modernisation. Offered With Planning Permissions for a Single Storey Wrap Around Extension, a 6m Single Storey Rear Extension and a Loft Conversion. The property comprises a three bedroom mid terrace house arranged over lower ground, ground and first floors.
Accommodation
Lower Ground Floor: Two Storage Rooms; Utility Room. Ground Floor: Reception Room; Kitchen; Bedroom. First Floor: Two Bedrooms; Bathroom. Exterior: The property benefits from a rear garden.
Location
The property is situated on a residential road close to local shops and amenities. The open spaces of Barrack Field are within easy reach. Transport links are provided by Woolwich Dockyard rail station.
Tenure / Property Information
Tenure |
Freehold |
Occupancy |
Vacant |
Services |
Interested parties are requested to make their own enquiries to the relevant authorities as to the availability of services. |
Investment Analysis
Same-road freehold terraced sales range from £545,000 to £607,000, including £607,000 in February 2024 and £585,000 in October 2022. A base GDV of £585,000 is used, but no size, condition or specification details for the comparables are supplied.
Investment Snapshot
Guide Price |
£220,000+ (plus fees) |
HB Estimated GDV |
£585,000 |
Strategy Recommendation
Potential refurbishment-led resale, subject to legal-pack review, planning verification and a full works quotation. Do not bid to a fixed maximum without those costs.
Works Required
Modernisation is required. The stated permissions provide potential for a single-storey wrap-around extension, 6m rear extension and loft conversion, subject to verification and the purchaser’s decision to implement them.
Rental & Market Context
|
No sufficiently specific external rental comparable identified. |
|
Sold Comparables
The following completed sales were identified within approximately 5 miles:
|
7, Hillreach, London, Greenwich, Se18 4aj |
£607,000 |
|
9, Hillreach, London, Greenwich, Se18 4aj |
£585,000 |
|
26, Hillreach, London, Greenwich, Se18 4aj |
£545,000 |
|
13, Hillreach, London, Greenwich, Se18 4aj |
£625,000 |
|
26, Hillreach, London, Greenwich, Se18 4aj |
£430,000 |
Potential BRRR Position
Base GDV |
£585,000 |
75% Refinance |
£438,750 |
At the £220,000 guide, the apparent value gap is substantial against the supplied comparable sales. However, refurbishment, extension and finance costs are unavailable, so total project cost and cash left in cannot be calculated. A 75% refinance of the base GDV indicates £438,750 before valuation and lending constraints.
Buy-to-Let Analysis
BTL appraisal cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Modernisation costs are also unknown.
Flip Analysis
The supplied sales support a base GDV of £585,000, but refurbishment costs, selling costs and any extension costs are not provided. Flip surplus therefore cannot be calculated reliably.
Investor Risks & Due Diligence
• Property is vacant and described as needing modernisation.
• Refurbishment and potential extension costs are unknown.
• Special conditions may impose additional search, seller, legal, transfer or disbursement charges.
• Comparable property sizes, specifications and conditions are not supplied.
• No reliable rental evidence is available.
• Planning permission details, conditions and validity should be verified in the legal pack.
Recommendation
Potential refurbishment-led resale, subject to legal-pack review, planning verification and a full works quotation. Do not bid to a fixed maximum without those costs.
Strategy Rating
HB Rating |
★★★☆☆ |
Analysis Confidence
Confidence |
Low-Medium |
Same-road completed sales are available, but there is no rental evidence, refurbishment budget, property size comparison, selling-cost allowance or complete fee schedule.
Auction Details :
Auction House London
Auction Date :
25/11/26
Lot Number :
009A
Property Location:
6 Hillreach, Woolwich, London, SE18 4AJ
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