82 Holly Hill Road, Erith, Kent

Description

A Vacant Ground Floor Three Room Flat In Need of Modernisation. The property comprises a ground floor three room flat situated within a semi detached building arranged over ground and first floors.

Accommodation

Ground Floor: Kitchen/Diner, Three Rooms, Bathroom. Exterior: Private rear garden.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Frank's Park are within easy reach. Transport links are provided by Erith rail station.

Tenure / Property Information

Investment Analysis

The five supplied completed sales on Holly Hill Road range from £195,000 to £249,000, with a median of £220,000. A base GDV of £220,000 is used, but the comparables do not state bedroom count, floor area, condition or garden details, so the valuation remains indicative. The subject is vacant and in need of modernisation. The guide range is unusually wide and buyer premium, legal-pack disbursements and other possible charges are not quantified.

Investment Snapshot

Strategy Recommendation

Proceed only subject to inspection, legal-pack review and a firm refurbishment budget. The property may offer value at the lower end of the guide, but the evidence is insufficient to set a reliable maximum bid or confirm a BTL, BRRR or flip return.

Works Required

Modernisation of the vacant flat, with the precise scope and cost to be confirmed by inspection and the legal pack. The evidence does not identify specific defects, services issues or required alterations.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

The indicative base GDV is £220,000 and 75% of this is £165,000. A BRRR assessment cannot be completed because the purchase price, refurbishment allowance, buyer premium and total project costs are not sufficiently defined.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Refurbishment costs, service charges, ground rent and other ownership costs are also unknown.

Flip Analysis

The supplied completed sales support a broad £195,000–£249,000 GDV range, with £220,000 as the base case. A flip surplus cannot be calculated because refurbishment costs, acquisition costs beyond the £1,800 admin charge and any selling allowance are not fully supported.

Investor Risks & Due Diligence

• The comparable sales do not state bedroom count, floor area or condition, limiting GDV comparability.

• The flat is in need of modernisation, but no inspection-based works schedule or cost is supplied.

• No sufficiently specific rental evidence is available.

• Buyer premium and potential legal-pack disbursements, search fees, seller-cost reimbursements, legal fees and transfer fees are not quantified.

• The property is leasehold; ground rent, service charge and lease restrictions are not supplied.

• The guide range of £100,000–£180,000 is wide, making the eventual purchase price uncertain.

Recommendation

Proceed only subject to inspection, legal-pack review and a firm refurbishment budget. The property may offer value at the lower end of the guide, but the evidence is insufficient to set a reliable maximum bid or confirm a BTL, BRRR or flip return.

Strategy Rating

Analysis Confidence

There are five same-road completed sales and clear tenure, lease and occupancy information, but bedroom/size comparability, condition detail, rent, refurbishment costs, buyer premium and other transaction costs are unavailable.