7 Claygate Crescent, New Addington, Croydon, Surrey, CR0 0RA

Description

A Vacant Three Bedroom Semi Detached House in Need of Refurbishment. Potential for Development (Subject to Obtaining all Relevant Consents)

Accommodation

Ground Floor: Two Reception Rooms; Kitchen. First Floor: Three Bedrooms; Bathroom. Exterior: Rear garden and off street parking.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Addington Vale are within easy reach. Transport links are provided by Fieldway tram station.

Tenure / Property Information

Investment Analysis

The supplied evidence comprises three same-street freehold semi-detached sales at £300,000 to £365,000, with the most recent at £365,000 in July 2021 and another at £335,000 in August 2019. A base GDV of £350,000 is used as an evidence-derived midpoint between the two latest sales, with a low scenario of £335,000 and high scenario of £365,000. These are historic completed sales and do not constitute a current formal valuation; no floor areas, current condition detail or more recent comparables are supplied.

Investment Snapshot

Strategy Recommendation

Proceed only after legal-pack review, a full building inspection and a priced refurbishment schedule. The evidence supports potential residential resale value, but the unknown refurbishment cost, development-consent position and absent rental evidence make a firm BTL, BRRR or flip decision premature.

Works Required

General refurbishment is required, but the evidence does not specify the condition or scope of individual elements. Obtain a full inspection and quantify only the works identified, together with any professional, statutory or development-consent costs. Any development potential remains subject to obtaining all relevant consents.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the evidence-derived base GDV of £350,000, 75% refinance is £262,500. Total project cost cannot be calculated because the refurbishment allowance, purchase price above guide, and any additional legal, disbursement or finance costs are unknown. The £1,800 administration charge is stated, while further charges may arise under the special conditions.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The property is vacant and requires refurbishment, so rent should not be assumed before inspection, works costing and letting assessment.

Flip Analysis

The historic same-street evidence supports a broad £335,000–£365,000 GDV range, with £350,000 used as the base. A flip surplus cannot be calculated because refurbishment costs, acquisition costs beyond the stated administration charge, selling costs and the eventual purchase price are not fully supported.

Investor Risks & Due Diligence

• Historic comparables may not reflect current market value.

• The property is described as needing refurbishment, but the scope and cost are unknown.

• Potential development is expressly subject to obtaining all relevant consents.

• No sufficiently specific rental evidence or auctioneer rent estimate is supplied.

• The £1,800 administration charge is payable and further disbursements or special-condition charges may apply.

• The eventual purchase price may exceed the £210,000 guide and is not known.

Recommendation

Proceed only after legal-pack review, a full building inspection and a priced refurbishment schedule. The evidence supports potential residential resale value, but the unknown refurbishment cost, development-consent position and absent rental evidence make a firm BTL, BRRR or flip decision premature.

Strategy Rating

Analysis Confidence

Same-street completed sales support a broad historic GDV indication, but the comparables are dated, the subject's condition is not itemised, no rental evidence is available, and refurbishment and other project costs are unknown.