71 Vivian Avenue, Wembley, Middlesex, HA9 6RH

Description

A Vacant Three Bedroom Semi Detached House with a Separate Garage. Offering Potential for a Rear Extension and Loft Conversion (Subject to Obtaining all Relevant Consents)

Accommodation

Ground Floor: Two Reception Rooms, Kitchen. First Floor: Three Bedrooms, Bathroom. Exterior: Front and rear gardens, and a garage.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Sherrins Farm Open Space are within easy reach. Transport links are provided by Stonebridge Park Underground Station (Bakerloo and Lioness lines) and Wembley Stadium Station, with road links via the A406 North Circular Road.

Tenure / Property Information

Investment Analysis

The strongest evidence is the £600,000 completed sale of the nearby same-road semi-detached 69 Vivian Avenue in January 2024. Earlier same-road semi-detached sales range from £530,000 to £550,000. Given the subject property's vacant status, potential extensions and the absence of condition details, a scenario range of £550,000–£600,000 is used, with a £575,000 base GDV. This is an evidence-based estimate, not a formal valuation.

Investment Snapshot

Strategy Recommendation

Conditional BTL or BRRR at or near the guide price, subject to survey, legal-pack review, confirmed tenure and a full works budget. Do not underwrite the extension or loft conversion without planning and cost evidence.

Works Required

Obtain a full survey and quotations before bidding. Any works beyond basic inspection, decoration or repair cannot be specified from the evidence. Rear extension and loft conversion are only potential options and are subject to all relevant consents; no allowance is made for them.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £575,000 base GDV, a 75% refinance is £431,250. Against the guide price and stated administration charge, known acquisition cost is £326,800 before any works, disbursements, finance or tax. The resulting indicative figure is £104,450 of theoretical surplus equity before those unknown costs; it should not be treated as confirmed cash extraction. Survey, legal-pack review and refinance valuation are essential.

Buy-to-Let Analysis

At the upper advertised asking rent of £2,500 pcm, annual gross rent is £30,000 and the gross yield is approximately 9.23% on the £325,000 guide price. Including the stated £1,800 administration charge only, the yield is approximately 9.18% on £326,800. These figures exclude unknown works, disbursements, finance, tax, management, maintenance, voids and other costs. The rental evidence is advertised asking rent rather than achieved rent, so net yield cannot be established.

Flip Analysis

A flip appraisal cannot be completed reliably because no condition assessment, refurbishment allowance, acquisition-cost schedule beyond the stated administration charge, selling costs or target resale timing is supplied. The £575,000 base GDV is supported by same-road sales, but any resale surplus is therefore unquantified.

Investor Risks & Due Diligence

• Property condition and any required works are not described, so refurbishment costs are unsupported.

• The rear extension and loft conversion are only potential opportunities and require all relevant consents.

• The legal pack may contain additional disbursements payable on completion.

• Tenure and lease information for the subject property are not supplied.

• Rental figures are advertised asking rents rather than achieved rents.

• Comparable properties may differ in condition, specification, size or alterations from the subject property.

Recommendation

Conditional BTL or BRRR at or near the guide price, subject to survey, legal-pack review, confirmed tenure and a full works budget. Do not underwrite the extension or loft conversion without planning and cost evidence.

Strategy Rating

Analysis Confidence

There is useful same-road sold-price evidence, advertised rental evidence and a stated administration charge, but the subject property's condition, tenure, disbursements, works cost and achieved rent are not supplied.