3 Bed Terraced House, Refurb/BRRR, London, SE28 8EG, £375,000

25 Bentham Road, London, Greater London, SE28 8EG - 9 views - 6 months ago

Refurb/BRRR

ROI: 4%

67 m²

+7 photos

ValuationOvervalued

Sold Prices	£285K - £450K
Sold Prices/m²	£3K/m² - £5.6K/m²

Square Metres	67 m²
Price/m²	£5.6K/m²
Value Estimate	£277,241£277,241

End Value (After Refurb)	£370,000£370,000

Investment Opportunity

Cash In
Purchase Finance	Bridging LoanBridging Loan
Deposit (25%)	£93,750£93,750
Stamp Duty & Legal Fees	£18,700£18,700
Refurb Costs	£35,413£35,413
Bridging Loan Interest	£9,844£9,844
Total Cash In	£159,457£159,457

Cash Out
Monetisation	FlipRefinance & RentRefinance & Rent
Revaluation	£370,000£370,000
Mortgage (After Refinance)	£277,500£277,500
Mortgage LTV	75%75%
Cash Left In	£159,457£159,457
Equity	£92,500£92,500
Rent Range	£1,800 - £3,500£1,800 - £3,500
Rent Estimate	£2,181
Running Costs/mo	£1,612£1,612
Cashflow/mo	£569£569
Cashflow/yr	£6,823£6,823
ROI	4%4%
Gross Yield	7%7%

Local Sold Prices

50 sold prices from £285K to £450K, average is £352.5K. £3K/m² to £5.6K/m², average is £4.1K/m².

Price	Date	Distance	Address	Price/m²	m²	Beds	Type
£310K	06/21	0.07 mi	53, Tawney Road, London, Greater London SE28 8EF	£3,370	92	3	Terraced House
£310K	12/21	0.09 mi	13, Leonard Robbins Path, London, Greater London SE28 8ED	£3,163	98	3	Terraced House
£415K	10/22	0.17 mi	31, Waldstock Road, London, Greater London SE28 8SF	£4,562	91	3	Terraced House
£285K	03/21	0.18 mi	39, Booth Close, London, Greater London SE28 8BW	£2,969	96	3	Terraced House
£320K	04/21	0.24 mi	56, Austen Close, London, Greater London SE28 8AZ	-	-	3	Terraced House
£323.1K	03/21	0.24 mi	298, Greenhaven Drive, London, Greater London SE28 8FY	£4,251	76	3	Terraced House
£415K	01/22	0.27 mi	24, Hutchins Road, London, Greater London SE28 8SA	£5,061	82	3	Detached House
£335K	10/20	0.29 mi	2, Aisher Road, London, Greater London SE28 8LH	£3,722	90	3	Terraced House
£385K	06/21	0.32 mi	107, Epstein Road, London, Greater London SE28 8DQ	£3,738	103	3	Detached House
£385K	06/21	0.32 mi	107, Epstein Road, London, Greater London SE28 8DQ	£3,738	103	3	Detached House
£385K	06/21	0.32 mi	107, Epstein Road, London, Greater London SE28 8DQ	£3,738	103	3	Detached House
£400K	06/21	0.33 mi	169, Greenhaven Drive, Thamesmead, London, Greater London SE28 8FU	£3,989	100	3	Terraced House
£417K	12/22	0.34 mi	24, Whimbrel Close, London, Greater London SE28 8HX	-	-	3	Terraced House
£370K	03/21	0.36 mi	25, Hoveton Road, London, Greater London SE28 8LW	£5,139	72	3	Semi-Detached House
£333.5K	01/21	0.37 mi	74, Goldcrest Close, London, Greater London SE28 8HZ	£3,924	85	3	Terraced House
£366K	11/22	0.37 mi	5, Disraeli Close, London, Greater London SE28 8AP	£3,624	101	3	Terraced House
£305K	06/21	0.38 mi	51, Cole Close, London, Greater London SE28 8AX	£3,144	97	3	Terraced House
£297.5K	05/21	0.38 mi	9, Nassau Path, London, Greater London SE28 8AN	£3,234	92	3	Terraced House
£370K	03/23	0.39 mi	5, Ludham Close, London, Greater London SE28 8LS	-	-	3	Semi-Detached House
£360K	03/23	0.39 mi	14, Owen Close, London, Greater London SE28 8AL	-	-	3	Terraced House
£396K	06/23	0.39 mi	71, Floathaven Close, London, Greater London SE28 8SN	£5,143	77	3	Terraced House
£350K	03/21	0.39 mi	51, Floathaven Close, London, Greater London SE28 8SN	£4,795	73	3	Terraced House
£405K	11/22	0.39 mi	50, Floathaven Close, London, Greater London SE28 8SN	£5,260	77	3	Terraced House
£325K	02/21	0.4 mi	16, Rollesby Way, London, Greater London SE28 8LR	£4,643	70	3	Semi-Detached House
£375K	06/21	0.41 mi	6, Courtauld Close, London, Greater London SE28 8RH	£4,688	80	3	Terraced House
£351K	05/21	0.43 mi	19, Poplar Place, London, Greater London SE28 8BA	£4,179	84	3	Terraced House
£292K	12/20	0.43 mi	51, Poplar Place, London, Greater London SE28 8BA	£3,435	85	3	Terraced House
£325K	06/21	0.44 mi	5, Nickelby Close, London, Greater London SE28 8LX	-	-	3	Semi-Detached House
£352K	11/21	0.48 mi	55, Birchdene Drive, London, Greater London SE28 8RN	£5,208	68	3	Terraced House
£450K	06/23	0.48 mi	61, Fieldfare Road, London, Greater London SE28 8HR	£4,839	93	3	Terraced House
£328K	12/20	0.5 mi	42, Crowden Way, London, Greater London SE28 8HE	£3,644	90	3	Semi-Detached House
£340K	11/20	0.5 mi	31, Crowden Way, London, Greater London SE28 8HE	£3,333	102	3	Terraced House
£380K	03/23	0.51 mi	50, Bledlow Close, London, Greater London SE28 8HF	-	-	3	Terraced House
£320K	12/20	0.51 mi	5, Bledlow Close, London, Greater London SE28 8HF	£3,636	88	3	Terraced House
£340K	02/21	0.52 mi	81, Whernside Close, Thamesmead, London, Greater London SE28 8HB	£4,304	79	3	Terraced House
£303K	03/21	0.52 mi	3, Whernside Close, Thamesmead, London, Greater London SE28 8HB	£3,565	85	3	Terraced House
£415K	05/23	0.52 mi	1, Grasshaven Way, London, Greater London SE28 8TH	-	-	3	Terraced House
£440K	06/21	0.54 mi	72, Newmarsh Road, London, Greater London SE28 8TG	£5,570	79	3	Detached House
£305K	06/21	0.55 mi	41, Kingfisher Close, London, Greater London SE28 8ES	£4,552	67	3	Terraced House
£405K	01/23	0.55 mi	57, Ampleforth Road, London, Greater London SE2 9BD	£4,309	94	3	Terraced House
£355K	01/21	0.58 mi	32, Ampleforth Road, London, Greater London SE2 9BL	£3,737	95	3	Terraced House
£350.5K	01/21	0.58 mi	38, Ampleforth Road, London, Greater London SE2 9BL	£3,983	88	3	Terraced House
£338K	04/21	0.58 mi	5, Kinder Close, London, Greater London SE28 8HG	£4,333	78	3	Terraced House
£440K	12/22	0.59 mi	11, Voyagers Close, London, Greater London SE28 8QQ	£4,889	90	3	Terraced House
£360K	03/21	0.59 mi	61, Grovebury Road, London, Greater London SE2 9BB	£4,138	87	3	Terraced House
£335K	07/21	0.59 mi	72, Manordene Road, London, Greater London SE28 8EU	£5,000	67	3	Terraced House
£345K	05/21	0.62 mi	106, Ampleforth Road, London, Greater London SE2 9BH	-	-	3	Terraced House
£375K	03/22	0.62 mi	33, Walsham Close, London, Greater London SE28 8ND	£5,515	68	3	Semi-Detached House
£353K	02/22	0.63 mi	22, Walsham Close, London, Greater London SE28 8ND	-	-	3	Semi-Detached House
£400K	10/22	0.65 mi	36, Watersmeet Way, London, Greater London SE28 8PU	£3,846	104	3	Terraced House

Local Rents

27 rents from £1.8K/mo to £3.5K/mo, average is £2K/mo.

Rent	Date	Distance	Address	Beds	Type
£1,950	08/24	0.11 mi	Marshall Path, London, SE28	3	Terraced House
£1,950	08/24	0.11 mi	-	3	Terraced House
£1,950	08/24	0.11 mi	-	3	Terraced House
£2,000	10/24	0.11 mi	-	3	Flat
£2,000	10/24	0.12 mi	-	3	Terraced House
£2,400	04/25	0.13 mi	-	3	Terraced House
£1,800	08/24	0.18 mi	Waldstock Road, London, SE28	3	Detached House
£2,094	02/24	0.27 mi	-	3	Terraced House
£2,500	08/24	0.3 mi	Vousden Grove, London, SE28	3	Flat
£2,700	09/24	0.3 mi	Vousden Grove, London, SE28	3	Flat
£1,850	08/24	0.33 mi	Greenhaven Drive, Central Thamesmead, London SE28	3	Flat
£1,945	01/25	0.35 mi	-	3	Terraced House
£2,100	03/25	0.35 mi	-	3	Terraced House
£2,500	08/24	0.38 mi	-	3	Terraced House
£2,000	09/24	0.38 mi	-	3	Terraced House
£1,975	08/24	0.39 mi	Epstein Road , Central Thamesmead	3	Detached House
£3,467	12/24	0.39 mi	-	3	Flat
£1,850	08/24	0.49 mi	Fieldfare Road, North Thamesmead, London SE28	3	Flat
£1,900	08/24	0.52 mi	Grasshaven Way, London, SE28	3	Semi-Detached House
£3,500	08/24	0.54 mi	-	3	Semi-Detached House
£2,100	08/24	0.56 mi	-	3	Terraced House
£1,950	11/23	0.57 mi	Garganey Walk, London, SE28	3	Terraced House
£2,050	09/24	0.57 mi	-	3	Terraced House
£2,050	08/24	0.57 mi	Howden Close, London, SE28	3	Terraced House
£1,900	08/24	0.58 mi	Newmarsh Road, Thamesmead	3	Terraced House
£2,200	12/24	0.6 mi	-	3	Terraced House
£2,350	10/24	0.62 mi	-	3	Terraced House

Local Area Statistics

Population in SE28	29,31829,318
Population in London	4,771,9214,771,921
Town centre distance	9.45 miles away9.45 miles away
Nearest school	0.10 miles away0.10 miles away
Nearest train station	0.99 miles away0.99 miles away

Rental demand	Landlord's marketLandlord's market
Rental growth (12m)	+11%+11%
Sales demand	Balanced marketBalanced market
Capital growth (5yrs)	+16%+16%

Property History

Listed for £375,000

October 14, 2024

Sold for £180,000

2005

Sold for £170,000

2004

Floor Plans

Description

Modernisation Required +
Staggered Terrace House +
Three Bedrooms +
Close to Hawksmoor Primary School +
Accessible to Bus Routes +
Abbey Wood Elizabeth Line Station is 1.5 Miles Away +

SOLD SUBJECT TO CONTRACT. GUIDE PRICE £375,000 TO £385,000.
This three-bedroom property is in need of modernisation and re-decoration, making it the perfect project for first time buyers or those seeking to add value to their investment.

Inside, the ground floor has an entrance hall, a spacious living room, a kitchen diner that leads to a rear garden with rear access.

The first floor has three bedrooms and a bathroom/wc.

Externally there is a rear garden requiring cultivation with a rear parking space too.

Located in Thamesmead, SE28 this property is conveniently situated for bus routes to neighbouring areas and Hawksmoor primary school. Nearby is Cannon Retail Park which has a selection of High Street names and Supermarkets.

Abbey Wood railway station is 1.5 miles away, according to Google Maps. Here there are services out to Kent and the Elizabeth Line which has regular services into Docklands, The City, West End and Heathrow Airport.

Don’t miss out on this fantastic opportunity to transform this property into your dream home. Contact us today to arrange a viewing.

Agent Details

Felicity J Lord, Blackheath Standard

020 3834 7881

Next Steps?

This deal was sourced from Rightmove. Contact the landlord/agent for a viewing now 💪

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