95 Dover Road East, Gravesend, Kent DA11 0RB

Description

An investment opportunity to acquire a property within a highly sought after residential area requiring modernisation and refurbishment. There is a significant opportunity to add value once renovated. The property offers further potential with the option to reconfigure the layout in order to provide 3 bedrooms. The property in brief consists of a lounge, dining room, kitchen and downstairs bathroom, to the first floor there are 2 double bedrooms and a dressing room (possible bedroom 3). There is strong demand locally for BTL properties and close by are a wide range of local amenities, shops and transport links.

Accommodation

Lounge; Dining Room; Kitchen; Bathroom; Bedroom 1; Bedroom 2; Dressing room (potential 3rd bedroom)

Location

Highly sought after residential area with a wide range of local amenities, shops and transport links nearby.

Investment Analysis

The four 2021–2022 same-road sold comparables range from £220,000 to £255,000, averaging £242,000. The 2018 sale was £209,220. Bedroom counts, condition and internal sizes are not supplied, so the evidence supports only an indicative GDV range. A base GDV of £240,000 is used, subject to the property’s refurbishment requirement and whether the dressing room can lawfully and practically become a third bedroom.

Investment Snapshot

Strategy Recommendation

Proceed only as a conditional refurbishment-led investment or flip, subject to a full survey, verified refurbishment quotations, confirmation of the third-bedroom potential and review of the Special Conditions of Sale. Do not bid on the current evidence alone.

Works Required

Modernise and refurbish the lounge, dining room, kitchen and bathroom as required following inspection. Review the dressing room’s suitability for reconfiguration as a third bedroom, subject to layout, building regulations and other necessary consents. No specific defects or works costs are evidenced.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A potential BRRR strategy exists if refurbishment creates a completed value near the supported £220,000–£255,000 comparable range. At a £240,000 base GDV, 75% refinance equates to £180,000. Total project cost and cash left in cannot be calculated because refurbishment costs, rent and other applicable fees are not supplied.

Buy-to-Let Analysis

The description states strong local BTL demand, but no sufficiently specific rental comparables or auctioneer rent estimate are provided. Rent and yield cannot therefore be established. The 4.8% buyer premium would be £6,240 at the £130,000 guide, before any refurbishment, finance, tax or other costs.

Flip Analysis

The same-road sales indicate an indicative resale value around £240,000, with a supported range of £220,000–£255,000. A flip surplus cannot be calculated because refurbishment costs, selling costs and any additional auction fees are unknown.

Investor Risks & Due Diligence

• The property is explicitly described as requiring modernisation and refurbishment, but no works scope or cost is supplied.

• The dressing room is only described as a potential third bedroom; its conversion is not confirmed.

• No sufficiently specific rental evidence or passing rent is available, preventing a reliable BTL yield assessment.

• The comparable sales do not include bedroom counts, sizes or condition, limiting GDV precision.

• Tenure, occupancy, lease and some property details are not supplied.

• Additional fees may apply under the Special Conditions of Sale.

• Buyer premium is 4.8% including VAT, subject to a £6,000 minimum, and is payable in addition to the purchase price.

Recommendation

Proceed only as a conditional refurbishment-led investment or flip, subject to a full survey, verified refurbishment quotations, confirmation of the third-bedroom potential and review of the Special Conditions of Sale. Do not bid on the current evidence alone.

Strategy Rating

Analysis Confidence

Same-road completed sales are available, but bedroom counts, sizes and condition are not supplied. There is no rental evidence, refurbishment budget, tenure information, occupancy information or complete fee schedule.