Ladds House, Old Otford Road, Sevenoaks, Kent, TN14 5EZ

Description

A two storey detached house in need of modernisation. Situated on a plot of approximately 2.7 acres. Potential for redevelopment/extension (subject to requisite consents). Benefitting from a certificate of lawful use granted for the commercial outbuildings. By order of LPA receivers. Approximately 2,751 sq ft GIA.

Accommodation

Ground floor - Entrance hallway, WC, Kitchen, Three reception rooms, Conservatory, Garden room. First floor - Five bedrooms (one with en-suite), Bathroom, seperate WC.

Location

Conveniently located for the amenities of Sevenoaks. Otford Retail Park is approximately 0.5 miles away, Sevenoaks approximately 2.2 miles away, Bat & Ball rail station approximately 1 mile away, Otford rail station approximately 1.6 miles away and Sevenoaks rail station approximately 2.2 miles away. Transport links include National Rail services at Bat & Ball and Dunton Green.

Tenure / Property Information

Investment Analysis

The property is a substantial vacant detached freehold house of approximately 2,751 sq ft on about 2.7 acres, requiring modernisation. The supplied completed sales are historic: £785,000 and £800,000 on the same road in 2016, plus £295,000 for Ladds House itself in 1995. The £900,000 guide is above those 2016 comparables, but no current comparable evidence, formal valuation, condition survey, rental evidence or quantified development value is supplied. A defensible GDV therefore cannot be established from the evidence provided.

Investment Snapshot

Strategy Recommendation

Do not proceed on the guide price without a current valuation, full building and legal due diligence, a detailed modernisation budget, and confirmation of the planning position for any extension, redevelopment or outbuilding use.

Works Required

Modernisation is required, but the supplied description does not identify specific defects or provide a specification. Obtain a full survey and costed scope before considering works. Any extension or redevelopment would be subject to the requisite consents. The commercial outbuildings have a certificate of lawful use, which should be verified and reviewed with the legal documents.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment is not currently supportable. The purchase price would be at least the £900,000 guide before any applicable costs, but refurbishment expenditure, finished value and achievable rent are unknown. Refinance proceeds cannot be estimated without a supported GDV.

Buy-to-Let Analysis

BTL cannot be underwritten from the supplied evidence. No sufficiently specific rental comparable or auctioneer rent estimate is provided, and refurbishment costs are unknown. Gross yield, operating surplus and a sensible purchase price cannot therefore be calculated.

Flip Analysis

A flip appraisal cannot be established because there is no current GDV evidence, quantified modernisation budget, buyer/admin fee information or supported selling allowance. The historic same-road sales provide context only and are not sufficient to value the property in November 2026.

Investor Risks & Due Diligence

• Modernisation is required, but the extent and cost of works are not supplied.

• The guide price of £900,000 cannot be benchmarked against current completed sales using the evidence provided.

• Any extension or redevelopment is subject to requisite consents and is not guaranteed.

• The commercial outbuildings' lawful use should be verified in the auction legal pack.

• No rental evidence is available, preventing a supported BTL or BRRR appraisal.

• Buyer premium, administration charge and other fees are not supplied.

• The sale is by order of LPA receivers, so the auction legal pack and title documentation require careful review.

Recommendation

Do not proceed on the guide price without a current valuation, full building and legal due diligence, a detailed modernisation budget, and confirmation of the planning position for any extension, redevelopment or outbuilding use.

Strategy Rating

Analysis Confidence

The evidence confirms the property size, tenure, vacancy, guide price, historic sales and broad condition, but omits current comparables, rental evidence, refurbishment costs, EPC, charges, planning detail and formal valuation evidence.