88 Bridgewater Road, Wembley, Middlesex, HA0 1AP

Description

A Vacant Three Bedroom End of Terrace House. The property comprises a three bedroom end of terrace house arranged over ground and first floors.

Accommodation

Ground Floor: Two Reception Rooms; Kitchen. First Floor: Three Bedrooms; Bathroom. Exterior: The property benefits from a paved front garden and a rear garden.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of One Tree Hill Recreation Ground are within easy reach. Transport links are provided by Alperton underground station (Piccadilly line) and Stonebridge Park rail station.

Tenure / Property Information

Investment Analysis

Same-road freehold terraced comparables range from £447,500 to £540,000, with 2021–2022 evidence concentrated around £485,000–£490,000. A £490,000 base GDV is used, but no floor area, condition, EPC or current sales evidence is supplied.

Investment Snapshot

Strategy Recommendation

Potential BTL subject to inspection, legal-pack review and confirmation that the advertised rent is achievable. Do not bid to a calculated maximum without verified works and costs.

Works Required

No specific works can be supported from the evidence. Condition and specification require inspection and legal-pack review.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the guide plus the known £1,800 administration charge, the acquisition cost is at least £351,800 before works and other costs. A 75% refinance of the £490,000 base GDV would be £367,500, but cash extraction cannot be assessed without refurbishment and full project costs.

Buy-to-Let Analysis

The sole rental listing indicates £2,050 pcm, equivalent to £24,600 annually. This produces 7.03% gross yield against the £350,000 guide, before fees, finance, maintenance, voids and works. Achieved rent is unverified.

Flip Analysis

The base resale evidence is £490,000, but refurbishment, acquisition costs beyond the known administration charge, finance and selling costs are incomplete. A reliable flip surplus and maximum bid cannot therefore be calculated.

Investor Risks & Due Diligence

• Property condition and required works are unknown.

• Comparable sales are dated 2020–2022 and are not confirmed as end-terrace properties.

• Rent evidence is a single advertised asking rent, not achieved rent.

• EPC, council tax, heating and parking information are unavailable.

• Additional legal-pack disbursements may become payable.

Recommendation

Potential BTL subject to inspection, legal-pack review and confirmation that the advertised rent is achievable. Do not bid to a calculated maximum without verified works and costs.

Strategy Rating

Analysis Confidence

There are several same-road completed sales and one advertised rent, but no floor area, condition, EPC, current sales, refurbishment budget or full fee schedule.