83 Dugdale Hill Lane, Potters Bar, Hertfordshire

Description

A Vacant Two Bedroom Detached Bungalow in Need of Modernisation. Plans have been Submitted for an 8m Single Storey Rear Extension, a 4m Rear and Loft Conversion and a 3.5m Rear Extension to Connect the Garage.

Accommodation

Ground Floor: Reception Room, Kitchen, Two Bedrooms, Conservatory, Bathroom, Separate WC. Exterior: Garage, front and rear gardens, and off street parking.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Parkfield Open Space are within easy reach. Transport links are provided by Potters Bar rail station.

Tenure / Property Information

Investment Analysis

The £340,000+ guide is supported by one older same-road sale at £455,000 and another at £740,000, but the comparables differ materially in date and no floor areas, condition or extension status are supplied. A reliable GDV cannot therefore be established. Submitted plans may add potential but their status, approval and build costs are unconfirmed.

Investment Snapshot

Strategy Recommendation

Proceed only after confirming planning status, legal-pack charges, building scope and detailed refurbishment costs. At the guide, the property is potentially suitable for further investigation, but not for an evidence-based maximum bid.

Works Required

Modernisation of the existing two-bedroom bungalow, plus consideration of the described rear extension, rear and loft conversion, and garage connection extension, subject to planning and legal-pack verification. No works budget is supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment is not reliable because refurbishment costs, completed GDV, planning position and finance costs are not supplied. The 75% refinance figure cannot be calculated without an evidence-supported GDV.

Buy-to-Let Analysis

The advertised asking rent of £1,650 pcm implies £19,800 annual gross rent and approximately 5.82% gross yield against the £340,000 guide, before fees, modernisation, finance, voids and management. This is asking-rent evidence rather than achieved rent, and total-cost yield cannot be established without a works allowance.

Flip Analysis

A flip surplus cannot be calculated. Same-road sales provide broad context but are insufficient to determine a supported GDV, while works costs and selling costs are unavailable.

Investor Risks & Due Diligence

• Unknown modernisation and extension costs

• Planning status and terms for the submitted plans require verification

• Comparable sale prices vary materially and lack size and condition details

• The £1,650 pcm figure is an advertised asking rent, not achieved rent

• Additional legal-pack disbursements and fees may be payable

• EPC, heating and council-tax information are not supplied

Recommendation

Proceed only after confirming planning status, legal-pack charges, building scope and detailed refurbishment costs. At the guide, the property is potentially suitable for further investigation, but not for an evidence-based maximum bid.

Strategy Rating

Analysis Confidence

The address, tenure, occupancy, guide, one asking rent and several historic comparables are supplied, but condition costs, floor areas, planning outcome, EPC, legal charges and reliable current GDV evidence are absent.