61 Sunnymead Road, Hendon, London

Description

By Order of Mortgagees. Vacant possession. GIA (Source: EPC) approximately 153 sq m (1,647 sq ft). Rear garden. Close proximity to Brent Cross Shopping Centre.

Accommodation

Ground Floor - Reception Room, Kitchen, Bedroom, Bathroom with WC. First Floor - Two Reception Rooms, Two Bedrooms, Two Bathrooms with WC. Second Floor - Bedroom, Bathroom with WC.

Location

Situated on the north side of Sunnymead Road. Shops and amenities are nearby on Kingsbury Road, with Brent Cross Shopping Centre also close by. Hendon rail station (Thameslink) is approximately 1.5 miles to the west and Wembley Park underground station (Jubilee line) is approximately 1.6 miles to the south west. The M1 motorway and North Circular Road (A406) are easily accessible. Church Lane Recreation Ground is within walking distance.

Tenure / Property Information

Investment Analysis

The property is a vacant, freehold, end-of-terrace four-bedroom house with approximately 153 sq m (1,647 sq ft) of accommodation. The only relatively recent supplied comparable is 83 Sunnymead Road, a terraced freehold sale at £495,000 in February 2021. Older same-road sales range from £249,950 to £399,950 between 2005 and 2015. These transactions do not provide sufficiently current or sufficiently specific evidence to establish a reliable present-day GDV, particularly without condition, parking, specification or current market evidence. The £550,000+ guide is therefore not independently validated by the supplied evidence.

Investment Snapshot

Strategy Recommendation

Do not bid on current evidence alone. Obtain a full viewing, legal-pack review, current valuation evidence, refurbishment quotations and rental evidence before considering owner-occupation or investment purchase.

Works Required

No specific defects or refurbishment requirements are evidenced. Before bidding, inspect the condition of the house, roof, services, bathrooms, kitchen, windows, external areas and statutory compliance. Any works allowance should be based on that inspection and the legal pack, not assumed from the description.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be underwritten from the supplied evidence. GDV, refurbishment cost, rent, finance costs and buyer or administrative charges are unavailable or unsupported. The 75% refinance figure and cash left in cannot be calculated without a defensible base GDV and total project cost.

Buy-to-Let Analysis

BTL analysis cannot be completed reliably because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Rent, gross yield, operating costs and debt-service coverage are therefore unsupported. The property is vacant, so there is no evidenced passing income.

Flip Analysis

A flip appraisal cannot be established reliably. The supplied evidence includes one same-road sale at £495,000 in 2021 and older sales, but no current comparable evidence, condition assessment, works budget, selling costs or verified GDV. The guide is £550,000+ before any additional charges, so a purchase at or above guide cannot be shown to produce a surplus.

Investor Risks & Due Diligence

• No current, sufficiently specific comparable evidence to validate the £550,000+ guide.

• No condition survey or refurbishment budget is supplied.

• No rental evidence or passing rent is available, preventing BTL yield analysis.

• Additional seller or third-party charges may apply under the special conditions or addendum.

• Vacant possession is stated, but the condition and compliance status of the property are not evidenced.

• Buyer, administration, finance and resale costs are not supplied.

Recommendation

Do not bid on current evidence alone. Obtain a full viewing, legal-pack review, current valuation evidence, refurbishment quotations and rental evidence before considering owner-occupation or investment purchase.

Strategy Rating

Analysis Confidence

Property size, accommodation, tenure, vacancy, guide and historic same-road sales are supplied, but current comparables, condition, rental evidence, fees, services and refurbishment costs are absent.