97 Crown Dale, London, SE19 3NY

Description

A four bedroom town house situated close to Norwood Park. The property would benefit from redecoration.

Accommodation

Ground Floor: Entrance Hall, reception room, kitchen, WC; front and rear gardens. First Floor: 3 bedrooms, bathroom. Second Floor: Bedroom with en-suite, storage room, bedroom.

Location

Situated close to Norwood Park.

Tenure / Property Information

Investment Analysis

The strongest evidence is 89 Crown Dale, a freehold terraced property sold for £580,000 in March 2025. Other same-street freehold terraced sales range from £370,000 to £525,000, but are older and no bedroom or condition details are supplied. As the subject is a four-bedroom town house and the comparables are not confirmed as equivalent in size, layout or condition, £580,000 is an indicative base GDV rather than a formal valuation. The guide price represents a substantial apparent gap to the latest comparable, but this should not be relied upon without inspection and a detailed works quotation.

Investment Snapshot

Strategy Recommendation

Investigate as a potential value-add purchase only after confirming condition, obtaining a redecoration quotation, checking special-condition costs and sourcing reliable local rent evidence. Do not bid solely on the apparent GDV spread.

Works Required

Redecoration throughout, as identified in the description. No other works should be assumed because the evidence does not identify further defects or required upgrades.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the indicative £580,000 base GDV, a 75% refinance would be approximately £435,000. Total project cost cannot be calculated because no refurbishment budget, purchase-cost allowance beyond the £1,500 admin charge, or other applicable fees are supplied. Cash left in and BRRR viability therefore remain unconfirmed.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is provided. Gross yield, operating surplus and an evidence-based bid limit cannot therefore be calculated.

Flip Analysis

The guide is £380,000 plus the £1,500 stated admin charge, before any other applicable costs and refurbishment. A latest same-street sale at £580,000 indicates potential headline value uplift, but no supported refurbishment cost or selling-cost allowance is available, so flip surplus and a maximum bid cannot be calculated.

Investor Risks & Due Diligence

• Comparable sales are not confirmed as equivalent in bedroom count, floor area, layout or condition.

• The latest comparable is a terraced property, whereas the subject is described as a town house.

• No reliable rental evidence is available, preventing yield and BTL assessment.

• The refurbishment requirement is described only as redecoration, but no cost estimate is supplied.

• Additional fees, costs or disbursements may apply under the special and general conditions of sale.

• The £1,500 admin charge is payable on exchange and is separate from the purchase price and deposit.

Recommendation

Investigate as a potential value-add purchase only after confirming condition, obtaining a redecoration quotation, checking special-condition costs and sourcing reliable local rent evidence. Do not bid solely on the apparent GDV spread.

Strategy Rating

Analysis Confidence

The property description, tenure, guide, admin charge and several same-street completed sales are available, but the comparables lack bedroom, size and condition detail, while rent, refurbishment cost, council tax and other purchase or selling costs are unavailable.