69 Dames Road, London E7 0DW

Description

Two bedroom terraced house; Benefitting from a rear garden; Well located for the amenities of Forest Gate and Wanstead Flats; In need of modernisation; Vacant

Accommodation

Ground Floor - Reception Room/Dining Room, Kitchen, Utility, WC; First Floor - Two Bedrooms, Bathroom/WC

Location

The property is situated in the residential area of Forest Gate, East London, with a range of local shops, convenience stores, cafés and everyday amenities nearby. The property is also well located for Wanstead Flats, offering extensive open green space for outdoor recreation. Wanstead Park Overground station is approximately 0.2 miles away, while Forest Gate station provides Elizabeth line services for convenient connections across London.

Tenure / Property Information

Investment Analysis

The £360,000 guide is below the supplied same-road completed sales: £450,000 at 91 Dames Road in September 2025, £595,000 at 86 Dames Road in January 2026 and £652,000 at 67 Dames Road in August 2024. These comparables are terraced freehold properties but their bedroom counts, sizes and condition are not supplied, so they cannot establish a fully reliable valuation for this two-bedroom house. A cautious evidence-based scenario range is £450,000–£652,000, with £595,000 used as the base GDV. The apparent discount to the base scenario is approximately £235,000 before works, fees and other costs.

Investment Snapshot

Strategy Recommendation

Proceed only after a full inspection and confirmation of auction fees, VAT, refurbishment scope and funding costs. The guide-to-comparable spread may support a refurbishment-led resale strategy, but the evidence is insufficient to set a safe bid or confirm profitability.

Works Required

Modernisation is stated to be required, but the evidence does not identify specific defects or provide a scope of works. Inspect and budget only confirmed works to the reception/dining room, kitchen, utility, WC, two bedrooms and bathroom/WC, together with any confirmed external or garden works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

The guide appears materially below the base comparable-sale scenario, but BRRR viability cannot be calculated without a supported refurbishment cost, rent, total acquisition costs and finance assumptions. The 75% refinance indication on the £595,000 base GDV is £446,250, but cash left in cannot be calculated.

Buy-to-Let Analysis

BTL returns cannot be established because no sufficiently specific rental comparable, auctioneer rent estimate, operating costs or refurbishment budget is supplied. The property is vacant, so there is no passing rent evidence.

Flip Analysis

A potential resale spread is suggested by the completed same-road sales, with a base GDV of £595,000 against the £360,000 guide. However, flip surplus cannot be calculated because refurbishment costs, buyer charges, VAT, selling costs and other transaction costs are not supplied. Comparable property sizes, bedroom counts and conditions are also unavailable.

Investor Risks & Due Diligence

• Comparable sales do not include bedroom counts, floor areas or condition, limiting GDV reliability.

• The property is stated to need modernisation, but no quantified works scope or cost is available.

• Buyer fees, VAT and other seller charges may apply but are not specified.

• No sufficiently specific rental evidence or passing rent is available.

• Vacant possession means income is not currently being received.

• Auction and refurbishment costs could materially reduce the apparent guide-to-GDV discount.

Recommendation

Proceed only after a full inspection and confirmation of auction fees, VAT, refurbishment scope and funding costs. The guide-to-comparable spread may support a refurbishment-led resale strategy, but the evidence is insufficient to set a safe bid or confirm profitability.

Strategy Rating

Analysis Confidence

There are three relatively recent same-road completed sales and a clear guide price, but the comparables lack bedroom, size and condition details, while rent, refurbishment costs, EPC, council tax, parking, heating and buyer charges are absent.