80 Friars Avenue, Putney, London

Description

Vacant freehold end terrace house with a rear garden and GIA approximately 66.33 sq m (714 sq ft). The Vendor will not accept offers prior to the auction.

Accommodation

Ground floor: reception room, kitchen. First floor: three bedrooms, bathroom. Rear garden. GIA approximately 66.33 sq m (714 sq ft).

Location

Located off the north side of Friars Avenue. The shops, restaurants and bars of Wimbledon are to the south east. Southfields underground station (District Line) is approximately 2.3 miles to the east. The A3 is to the north. Putney Heath to the east.

Tenure / Property Information

Investment Analysis

The supplied sold evidence ranges from £330,000 to £455,000, with the two most recent sales at £330,000 and £340,000. The £450,000–£455,000 sales are older and no comparable floor areas or condition details are provided. A cautious base GDV of £340,000 is used, with low and high scenarios of £330,000 and £450,000 respectively. This is an indicative estimate rather than a formal valuation.

Investment Snapshot

Strategy Recommendation

Conditional value-led purchase only after survey, rental verification and full auction-fee due diligence. Do not bid to a calculated maximum until refurbishment and transaction costs are known; the guide-to-GDV spread alone is insufficient evidence of a profitable flip or BRRR.

Works Required

No specific defects or refurbishment requirements are evidenced. Allowance cannot be quantified without a survey and inspection. Confirm the condition of the kitchen, bathroom, finishes, services, windows, roof and garden before bidding; these are not stated as defects.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £239,000 guide, 75% of the £340,000 base GDV is £255,000. However, refurbishment costs, buyer or administration fees and other acquisition costs are unknown, so total project cost and cash left in cannot be calculated. Refinancing viability is therefore conditional on survey results, achieved value, lender valuation and confirmed costs.

Buy-to-Let Analysis

The supplied advertised asking rents are £6,000–£6,500 pcm, equivalent to £72,000–£78,000 annually. Against the £239,000 guide, this indicates a gross yield range of approximately 30.13%–32.64%. These are advertised asking rents, not achieved rents, and no operating costs, finance costs, voids or compliance costs are supplied. The unusually high implied rent should be independently verified before relying on the BTL case.

Flip Analysis

The base GDV of £340,000 is £101,000 above the guide, but the apparent margin cannot be treated as profit because works, acquisition costs, finance costs, selling costs and any seller or third-party charges are not supplied. A reliable flip surplus and maximum bid cannot therefore be calculated.

Investor Risks & Due Diligence

• Property condition and refurbishment requirements are not evidenced, preventing a works allowance.

• Comparable sale floor areas, layouts and condition are not supplied, reducing GDV confidence.

• Rental figures are advertised asking rents rather than achieved rents and should be verified.

• Buyer premium, administration charges and other possible seller or third-party fees are not quantified.

• EPC, council tax, heating, parking and other property information are not supplied.

• The property is vacant and no income is currently passing.

Recommendation

Conditional value-led purchase only after survey, rental verification and full auction-fee due diligence. Do not bid to a calculated maximum until refurbishment and transaction costs are known; the guide-to-GDV spread alone is insufficient evidence of a profitable flip or BRRR.

Strategy Rating

Analysis Confidence

Several same-road sold comparables and two rental listings are available, but comparable sizes and condition are absent, the rental evidence is asking rent only, and there is no condition, refurbishment, fee or operating-cost information.