82/82a, Selwyn Crescent, Welling, Kent, DA16 2AN

Description

Freehold two storey house currently arranged as two self contained maisonettes. Planning permission for conversion of existing flats into 2 X 2 bedroom maisonettes and the addition of a new one bedroom house. Full vacant possession.

Accommodation

Currently arranged as two one bedroom maisonettes. Proposed ground floor flat: two bedrooms, reception room open to kitchen, bathroom/WC, further WC, and garden area. Proposed first floor flat: two bedrooms, reception room open to kitchen, bathroom/WC, and garden area. New one bedroom house: first floor bedroom and bathroom/WC; ground floor reception room open to kitchen, utility room, WC, and garden area.

Location

The property is situated on Selwyn Crescent, accessed off the east side of Danson Crescent. Public transport links include Welling Rail Station and local bus services. Road communications include the A2, which provides access to the M25 to the east. Shops, cafes and restaurants are available on Welling High Street.

Tenure / Property Information

Investment Analysis

The £470,000 guide is not a formal market valuation. No completed sales comparables or supported GDV evidence have been supplied. The property has planning permission for conversion into two two-bedroom maisonettes plus a new one-bedroom house, but the value impact and deliverability cannot be quantified from the evidence provided.

Investment Snapshot

Strategy Recommendation

Do not bid on the supplied evidence alone. Treat as a development opportunity subject to independent valuation, planning and build-cost verification, detailed review of the special conditions, and confirmation of the additional seller fees.

Works Required

Implement the stated planning scheme: convert the existing flats into two two-bedroom maisonettes and construct the additional one-bedroom house, including the approved layouts, kitchens, bathrooms, WCs, utility provision and garden areas. Construction and fit-out costs are not supplied.

Rental & Market Context

Potential BRRR Position

The proposed scheme may create three residential units, but purchase, works, end values and achievable rents are unquantified. Refinance proceeds and cash left in cannot therefore be calculated. Confirm planning, construction feasibility, total costs and independent end values before proceeding.

Buy-to-Let Analysis

A BTL appraisal cannot be established reliably. The only rental evidence is an advertised £2,400 pcm for a four-bedroom house, which is not directly comparable with the proposed two maisonettes and one-bedroom house. No supported rents, operating costs or refurbishment costs are available.

Flip Analysis

A flip appraisal cannot be completed because no completed sales comparables, supported GDV or refurbishment budget have been supplied. The known buyer documentation fee is £1,800 inclusive of VAT, while the seller may charge additional completion fees under the special conditions.

Investor Risks & Due Diligence

• No completed sales comparables or supported GDV are available.

• Construction and refurbishment costs for the proposed three-unit scheme are unknown.

• The supplied £2,400 pcm rent is an advertised four-bedroom house rent and is not directly comparable with the proposed accommodation.

• Planning permission is stated but the permission details, conditions and deliverability have not been provided.

• EPC, heating and parking information remain to be advised or confirmed.

• The seller may charge additional completion fees under the special conditions of sale.

• The £1,800 buyer contract documentation fee is payable in addition to the purchase price.

Recommendation

Do not bid on the supplied evidence alone. Treat as a development opportunity subject to independent valuation, planning and build-cost verification, detailed review of the special conditions, and confirmation of the additional seller fees.

Strategy Rating

Analysis Confidence

The planning concept, tenure, vacancy and guide price are supplied, but there are no completed sales comparables, reliable unit-specific rents, construction costs, EPC, detailed planning information or full fee schedule.