69 Dames Road, Forest Gate, London, E7 0DW

Description

A Vacant Five Room Mid Terrace House in Need of Modernisation. The property comprises a five room mid terrace house arranged over ground and first floors.

Accommodation

Ground Floor: Two Rooms, Kitchen, WC. First Floor: Three Rooms, 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 Bandstand Pond are within easy reach. Transport links are provided by Forest Gate underground station (Elizabeth line), Wanstead Park overground station and Stratford rail station.

Tenure / Property Information

Investment Analysis

Same-road freehold terraced sales range from £450,000 to £652,000, with the most recent supplied sale at £595,000. Differences in size, condition and specification are unknown, so £595,000 is used as an indicative base GDV only, not a formal valuation.

Investment Snapshot

Strategy Recommendation

Proceed only after reviewing the legal pack and obtaining a full condition survey and refurbishment quotation. Do not bid on the supplied evidence alone.

Works Required

Modernisation is required. The evidence does not specify the scope, condition of individual elements or cost, so a reliable works allowance cannot be calculated.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Indicative GDV scenarios are supported by same-road completed sales, but refurbishment costs, rent and total project cost are unavailable. Refinance feasibility and cash left in cannot be reliably assessed.

Buy-to-Let Analysis

No sufficiently specific rental evidence or auctioneer rent estimate is supplied. Rental income and yield cannot therefore be established.

Flip Analysis

There is apparent gross value headroom between the £330,000+ guide and same-road sales, but the unknown modernisation cost, auction fees and possible special-condition disbursements prevent a reliable surplus calculation.

Investor Risks & Due Diligence

• Unknown modernisation scope and cost

• No reliable rental evidence

• Potential special-condition search, seller, legal or transfer fees

• Comparable properties may differ in size, layout or condition

• Vacant property requires full legal and physical due diligence

Recommendation

Proceed only after reviewing the legal pack and obtaining a full condition survey and refurbishment quotation. Do not bid on the supplied evidence alone.

Strategy Rating

Analysis Confidence

Same-road completed sales and the guide are supplied, but property-specific size, condition detail, refurbishment costs, rent, EPC and potential additional fees are incomplete.