East Lodge, 165 Turkey Street, Enfield, Middlesex

Description

Freehold semi-detached house. Grade II Listed. Garage, driveway and gardens.

Accommodation

First floor: three bedrooms, bathroom/WC. Ground floor: one bedroom, three reception rooms, kitchen, bathroom/WC and additional WC. Garage, driveway and gardens.

Location

The property is located on Turkey Street. Shopping amenities can be found locally within Enfield Town Centre. Public transport links are available at Turkey Street Train Station to the east and Gordon Hill Train Station to the south west, along with a network of local bus services serving the surrounding areas. The property is served by road links including the M25 to the north and A10 to the east. Recreational pursuits can be found at Lee Valley National Park to the west and Elsinge Park to the east.

Tenure / Property Information

Investment Analysis

The £775,000 figure is an auction guide, not a supported market value or GDV. No completed sales comparables, specific rental evidence, condition assessment or refurbishment budget has been supplied. The property is Grade II Listed, and the buyer must also allow for the stated £1,800 inclusive-of-VAT administration charge plus any seller-charged completion fees specified in the Special Conditions of Sale.

Investment Snapshot

Strategy Recommendation

Do not bid on an investment basis until completed sales evidence, a survey, listed-building requirements, rental evidence and the Special Conditions of Sale have been reviewed. The property may be considered for owner occupation subject to due diligence.

Works Required

No specific defects or works are evidenced. Obtain a full survey, review the Grade II Listed building requirements, confirm heating arrangements and identify any required repairs or alterations before budgeting works.

Rental & Market Context

Potential BRRR Position

BRRR analysis cannot be established without supported GDV, rent, works cost and finance assumptions. The Grade II Listed status may affect the scope and cost of any permitted works, but no specific requirements are supplied.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate has been provided. Yield, affordability and operating returns therefore remain unsupported.

Flip Analysis

A flip appraisal cannot be completed because there are no completed sales comparables, supported GDV, condition assessment, works allowance or selling-cost allowance. The guide price should not be treated as resale value.

Investor Risks & Due Diligence

• Grade II Listed status may constrain or require consent for alterations, but the specific restrictions are not supplied.

• No sufficiently specific rental evidence or auctioneer rent estimate is available, so investment yield cannot be assessed.

• No condition or refurbishment information has been provided.

• Heating arrangements require confirmation.

• The £775,000 figure is an auction guide rather than a supported valuation.

• The seller may charge additional completion fees under the Special Conditions of Sale; these are not quantified.

• Council Tax is Band H and should be factored into owner-occupier or vacant-period costs.

Recommendation

Do not bid on an investment basis until completed sales evidence, a survey, listed-building requirements, rental evidence and the Special Conditions of Sale have been reviewed. The property may be considered for owner occupation subject to due diligence.

Strategy Rating

Analysis Confidence

Only the property description, auction guide, £1,800 buyer administration charge and general location information are supplied. There are no sales comparables, rental evidence, condition details, works costs or GDV support.