8 Bulstrode Gardens, Hounslow, Middlesex, TW3 3AJ
Description
Intro
This report covers an auction house opportunity at 8 Bulstrode Gardens, Hounslow, Middlesex, TW3 3AJ.
The lot is a three bedroom semi-detached house in Hounslow (TW3) being offered via Auction House London, with the auction date set for 18th March 2026 at 9:30am.
The analysis below frames the decision around maximum bid levels, resale value scenarios, and exit options (Flip, Buy-to-Let, BRRR) using evidence available.
Property quick facts
Address8 Bulstrode Gardens, Hounslow, Middlesex, TW3 3AJ
Auction date18th March 2026, 9:30am
TypeSemi-detached house (3 bedrooms)
Auction starting bid / guide£425,000+ (check auction website for any change in starting / guide price)
TenureFreehold
EPCD
More images on
view on listing site
view on listing site
Auction website fees visible on the listing page include an Administration charge of £1,800 including VAT (unless otherwise stated in the addendum). Buyers Premium and disbursements may also apply, and should be verified in the legal pack and addendum. Buyer should check the auction pack for any other cost that may be relevant to this property.
Property description
This is a three bedroom semi-detached house arranged over the ground floor and upper levels, offered with vacant possession.
The internal layout includes reception space and a kitchen on the ground floor, with three bedrooms and a bathroom on the upper floor.
Externally, the property includes a rear garden and a garage.
The listing indicates the house needs refurbishment, so buyers should assume works are required before resale or letting.
The location is a residential road with access to local shops and amenities, with transport links via Hounslow Central (Underground) and Hounslow rail station, and open space at Lampton Park nearby.
Planning permission and permitted development rules for this property fall under the local authority. Buyers should review the relevant planning guidance on the
local council planning portal
before relying on any extension, change of use, or development assumptions.
local council planning portal
before relying on any extension, change of use, or development assumptions.
Quick Investor Verdict
Quick Investor Verdict
Why this deal looks attractive
- A family-house format in TW3 with multiple nearby sold references in the £500k to £624k range.
- Vacant possession and a clear refurbishment angle can create a straightforward exit path.
- Multiple exit options are possible (resale, standard BTL, or refinance after works).
Why most buyers could get caught out
- Auction buying costs can stack quickly (fees, SDLT, bridging, disbursements, and special conditions).
- Refurb budgets can drift, and holding time impacts bridging interest materially.
- Legal pack risks can change the true cost base and timeline.
The financial analysis and the legal pack analysis are in the members area below.
Basic deal snapshot
- Target exits modelled: Flip, Buy-to-Let, BRRR
- Bedrooms: 3
- Tenure: Freehold
- Pricing anchor: £425,000+ starting bid / guide (confirm on auction site)
- Auction date: 18th March 2026, 9:30am
Visible assumptions
- Auction admin fee: £1,800 inc VAT (verify addendum for changes)
- Bridging (auction): 75% LTV, 0.9% per month, modelled at 6 / 9 / 12 months
- Refurb stress tests: £35k (min), £60k (mid), £90k (max)
- GDV scenarios use sales and listing evidence available in the section below
- SDLT: higher rate bands assumed for additional property purchases effective on or after 1 April 2025
Clear gaps
- Lot specific legal pack documents and any special conditions need review
- Exact condition and scope of works needs viewing and contractor pricing
- Floor area and specification level are not confirmed in evidence available
- Buyer premium and completion disbursements are to be confirmed
What the headline could hide
Auction fees, SDLT, refurbishment drift, and legal pack special conditions can move the real maximum bid quickly.
The members section below shows the decision-grade caps and the kill tests that typically stop auction deals from working.
The members section below shows the decision-grade caps and the kill tests that typically stop auction deals from working.
Full Investor Analysis Available is below
Property Analysis
Market reference points you provided
Sales comparisons (last 1 year, within 0.25 mile)
| Address | Sold price | Sold date |
|---|---|---|
| 33 Dene Avenue, Hounslow, TW3 3AQ | £530,000 | November 2025 |
| 173C Martindale Road, Hounslow, TW4 7EZ | £600,000 | March 2025 |
| 149 Spring Grove Road, Hounslow, TW3 4BD | £624,000 | March 2025 |
| 17 Ashton Gardens, Hounslow, TW4 7BU | £527,500 | July 2025 |
Recently listed for sale (within 0.25 mile)
| Address | Asking price | Status |
|---|---|---|
| Dene Avenue, Hounslow, Greater London, TW3 | £675,000 | For sale |
| Bulstrode Avenue, Hounslow | £650,000 | For sale |
| Dene Avenue, Hounslow, TW3 | £530,000 | Sold STC |
Recently listed for let (similar size and rooms)
| Address | Rent (pcm) |
|---|---|
| Dene Avenue, Hounslow, TW3 | £2,750 pcm |
| Alexandra Road, Hounslow, TW3 | £2,350 pcm |
Article 4 areas for the town (Yes / No)
Yes
Evidence available indicates the London Borough of Hounslow introduced a boroughwide Article 4 direction related to small HMOs, removing permitted development rights for C3 to C4 change of use, which means planning permission may be required for new small HMOs depending on proposal specifics.
GDV scenarios (A, B, C)
| Scenario | Assumed GDV | How it is anchored |
|---|---|---|
| A (Conservative) | £530,000 | Anchored to the lowest nearby sold reference (£530,000) |
| B (Mid) | £600,000 | Anchored to nearby sold evidence around £600,000 |
| C (Optimistic) | £675,000 | Anchored to the nearby asking level (£675,000) where finish and demand support it |
Note: Scenario C is price-sensitive and assumes refurbishment quality, presentation, and marketing align with the higher asking band evidence available.
Max bid targets (Flip) with bridging 0.9% per month
What these caps mean
- They are maximum bid levels to hit target net flip profit after key costs and holding interest.
- They are sensitive to refurbishment drift, legal pack disbursements, and sale price outcomes.
- Some bridging finance may take interest upfront. Caps should be treated as conservative decision limits.
| GDV scenario | Assumed GDV | Hold period | Max bid for £40k net | Max bid for £70k net | Max bid for £100k net |
|---|---|---|---|---|---|
| A | £530,000 | 6 months | £362,300 | £336,500 | £310,700 |
| A | £530,000 | 9 months | £355,300 | £330,000 | £304,600 |
| A | £530,000 | 12 months | £348,600 | £323,700 | £298,800 |
| B | £600,000 | 6 months | £421,400 | £395,600 | £369,800 |
| B | £600,000 | 9 months | £413,400 | £388,100 | £362,700 |
| B | £600,000 | 12 months | £405,700 | £380,800 | £355,900 |
| C | £675,000 | 6 months | £484,700 | £458,900 | £433,100 |
| C | £675,000 | 9 months | £475,700 | £450,300 | £425,000 |
| C | £675,000 | 12 months | £466,900 | £442,000 | £417,100 |
Hard stop cap + Absolute walk-away cap
Hard stop cap
Decision rule cap for Scenario B (GDV £600,000), mid refurb (£60k), 9-month exit, targeting £40k net.
Hard stop: £413,400
Absolute walk-away cap
Break-even cap under a conservative downside frame (Scenario A GDV £530,000), max refurb (£90k), 12-month exit.
Walk-away: £356,900
Mini auction day checklist (keep this under the max bid table)
- Re-check the guide, addendum, and any last-minute changes before bidding.
- Confirm buyer fees, disbursements, and special conditions in the legal pack.
- Walk the property (or attend viewing) and lock a refurbishment scope with contingencies.
- Confirm bridging terms, drawdown timing, and whether interest is retained or serviced.
- Hard Stop Rule: do not bid above the Hard stop cap unless the GDV and refurb risk are genuinely de-risked.
Three refurb stress tests (Flip) at the starting bid
| GDV scenario | Assumed GDV | Refurb stress test | Net flip profit at £425,000 bid (9 months) |
|---|---|---|---|
| A | £530,000 | Min (£35,000) | -£17,400 |
| A | £530,000 | Mid (£60,000) | -£42,400 |
| A | £530,000 | Max (£90,000) | -£72,400 |
| B | £600,000 | Min (£35,000) | £51,300 |
| B | £600,000 | Mid (£60,000) | £26,300 |
| B | £600,000 | Max (£90,000) | -£3,700 |
| C | £675,000 | Min (£35,000) | £125,000 |
| C | £675,000 | Mid (£60,000) | £100,000 |
| C | £675,000 | Max (£90,000) | £70,000 |
Interpretation: if the market lands near Scenario B and refurb stays controlled, the £425,000 level can work. If the market lands closer to Scenario A, the current pricing is unlikely to be decision-safe for a flip.
FULL MATRIX: Net flip profit (£) (viewer-friendly)
Matrix settings
- Exit: Flip
- GDV: Scenario B (£600,000)
- Holding: 9 months bridging
- Rows: refurbishment budgets
- Columns: purchase prices
| Refurb budget | Bid £400,000 | Bid £425,000 | Bid £450,000 | Bid £475,000 | Bid £500,000 |
|---|---|---|---|---|---|
| £35,000 | £80,900 | £51,300 | £21,700 | -£7,800 | -£37,400 |
| £60,000 | £55,900 | £26,300 | -£3,300 | -£32,800 | -£62,400 |
| £90,000 | £25,900 | -£3,700 | -£33,300 | -£62,800 | -£92,400 |
Bottom Line statement
The decision hinge is whether the resale market supports Scenario B to C after refurbishment. Under Scenario B, the £425,000 level can work if refurb stays controlled and the timeline does not slip. Under Scenario A, the same bid level fails the downside test.
Flip vs BTL cashflow comparison (with stress test)
| Rent scenario | Mortgage rate | Net cashflow pcm (75% IO) |
|---|---|---|
| Low (£2,350 pcm) | Base 5.5% | £300 |
| Low (£2,350 pcm) | Stress 6.5% | £0 |
| Low (£2,350 pcm) | Stress 7.5% | -£200 |
| Mid (£2,550 pcm) | Base 5.5% | £500 |
| Mid (£2,550 pcm) | Stress 6.5% | £200 |
| Mid (£2,550 pcm) | Stress 7.5% | -£100 |
| High (£2,750 pcm) | Base 5.5% | £600 |
| High (£2,750 pcm) | Stress 6.5% | £300 |
| High (£2,750 pcm) | Stress 7.5% | £100 |
Cashflow model uses standard investor allowances for management, maintenance, voids, and basic running costs. It is a screening tool only.
BRRR screen (refurb then refinance)
How to read this
- Assumes purchase at £425,000, mid refurb (£60k), 6-month bridge, refinance at 75% of post-works GDV.
- Shows indicative cash left in after refinance and net cashflow at £2,750 pcm under rate stress.
| Refi GDV | New mortgage (75% of GDV) | Cash left in after refi | Mortgage rate | Net cashflow pcm at £2,750 |
|---|---|---|---|---|
| A (£530,000) | £397,500 | £154,400 | Base 5.5% | £200 |
| A (£530,000) | £397,500 | £154,400 | Stress 6.5% | -£100 |
| A (£530,000) | £397,500 | £154,400 | Stress 7.5% | -£400 |
| B (£600,000) | £450,000 | £101,900 | Base 5.5% | £0 |
| B (£600,000) | £450,000 | £101,900 | Stress 6.5% | -£400 |
| B (£600,000) | £450,000 | £101,900 | Stress 7.5% | -£700 |
| C (£675,000) | £506,300 | £45,600 | Base 5.5% | -£300 |
| C (£675,000) | £506,300 | £45,600 | Stress 6.5% | -£800 |
| C (£675,000) | £506,300 | £45,600 | Stress 7.5% | -£1,200 |
BRRR can reduce cash left in if the refinance valuation is strong, but it can also reduce cashflow if the rent does not support the larger refi loan.
Verdict box (Bid / Caution / Walk Away)
Scenario-matched verdict (using Scenario B, mid refurb, 9-month exit)
Bid: at or below £413,400
Caution: £413,401 to £447,200
Walk Away: above £447,200
Caution: £413,401 to £447,200
Walk Away: above £447,200
This is a screening rule. If legal pack risks increase the cost base or delay completion, the true caps reduce.
Kill test: legal pack checklist
Kill test (stop bidding if any fail)
- Special conditions that add abnormal buyer costs, tight deadlines, or non-standard completion risk.
- Title restrictions, covenants, rights of way, or disputes that block resale or refinancing.
- Material notices, enforcement, or planning constraints that undermine the assumed use or layout.
- Occupier or possession risk that conflicts with vacant possession expectations.
- Unknown or uncapped disbursements (including seller legal costs passed to buyer) that break the hard stop.
For more information on the Legal pack, view the legal pack section.
Documents attached: risks table (based on evidence available)
| Document / item | What to look for | Risk if adverse |
|---|---|---|
| Legal pack (download link on listing) | Special conditions, disbursements, title documents, searches, replies, TA forms | Costs and timeline shift, mortgageability and resale risk |
| Addendum | Fee changes, buyer premium, revised lot information | Unexpected costs or altered sale terms |
| Tenure evidence (Freehold stated) | Confirm title matches property, boundaries, rights and covenants | Use constraints, development limitation, refinance friction |
| Planning history checks | Past consents, enforcement, restrictions, Article 4 relevance for any HMO plans | Assumptions fail, need permission, delays |
| Condition evidence | Survey, damp/structural risk, roof, electrics, heating | Refurb drift, delay, cost blowout |
Note: The public page indicates a legal pack download link, but lot-specific document contents require review to confirm the exact risks and any special conditions.
Assumptions used (so the caps are decision-grade)
| Category | Assumption | Notes |
|---|---|---|
| Purchase fee | £1,800 admin fee inc VAT | Visible on listing page; verify addendum for changes |
| Buyer premium / disbursements | Assumed additional may apply | Listing instructs buyers to check legal pack and addendum |
| SDLT | Higher rates assumed (additional property) effective after 1 April 2025 | Banding impacts caps materially |
| Bridging | 75% LTV, 0.9% per month, 6 / 9 / 12 months | Some lenders retain interest upfront; treat as conservative |
| Refurb | £35k / £60k / £90k | Stress test bands for a refurb-heavy auction house lot |
| Sale costs | Agent and legals allowed | Marketing and completion friction included at a screening level |
| BTL costs | Mgmt, maintenance, voids and basic running costs allowed | Cashflow is a screening tool, not a full operating budget |
Disclaimer
Decision support only, not legal/financial advice. Buyers should view the property and make sure that they are satisfied structurally before bidding.
Always have your solicitor confirm covenants, auction conditions, and any special conditions before bidding.
Decision support only, not legal/financial advice. Buyers should view the property and make sure that they are satisfied structurally before bidding.
Always have your solicitor confirm covenants, auction conditions, and any special conditions before bidding.
Legal Pack Analysed (Investor Preview)
This is not a skim-read. It is a practical legal risk check designed for auction buyers who need decision-grade clarity before bidding.
Every auction and sourced deal comes with a legal pack, and most people either glance at it or assume the solicitor will “sort it later”.
That is exactly where avoidable costs, delayed completions, and nasty restrictions show up.
Below, we break down the restrictions, liabilities, and clauses inside this pack that directly affect:
- Whether you can finance the deal
- Whether your exit works
- Whether the numbers you ran are even valid
Fast legal risk scoreboard (what to check first)
Seller costs charged to buyer
No post-auction enquiries allowed
Buyer insures from auction date
Historic covenants (1930) – private dwelling only
Rights of way over side passage
Groundwater flood risk (moderate)
Railway and underground proximity
No EPC located (check)
Vacant possession stated
No mortgage shown in TA6
No post-auction enquiries allowed
Buyer insures from auction date
Historic covenants (1930) – private dwelling only
Rights of way over side passage
Groundwater flood risk (moderate)
Railway and underground proximity
No EPC located (check)
Vacant possession stated
No mortgage shown in TA6
Red flags that must be resolved before auction day
| Red flag | Why it matters | Action before bidding |
|---|---|---|
| Buyer pays seller legal fees + disbursements £1,800 + VAT + £500 |
Immediate, unavoidable cost added to your purchase price. Impacts maximum bid and completion funds. | Build into your cap. Confirm if any additional admin/auction fees apply via auction pack/contract. :contentReference[oaicite:0]{index=0} |
| No post-auction enquiries “no requisitions or enquiries” |
If you discover missing consents, title issues, or unanswered points after exchange, you may have no leverage and still must complete. | Do all checks now: title, covenants, boundaries, services, searches. Treat the pack as final. :contentReference[oaicite:1]{index=1} |
| Late completion penalties + email notice | If you fail to complete on time, extra fees apply and notice can be served electronically (harder to dispute). | Confirm funding timeline and solicitor readiness. Avoid bidding unless funds are lined up. :contentReference[oaicite:2]{index=2} |
| Insurance risk transfers on auction date | You carry building risk from auction date, not completion. Fire/flood/damage becomes your issue even before you own it. | Arrange immediate cover from auction day and confirm insurer accepts the risk profile. :contentReference[oaicite:3]{index=3} |
| 1930 covenant: “private dwellinghouse” | Can restrict change of use and may complicate HMO or anything that looks like non-single-family occupation. Risk depends on wording and enforcement. | Your solicitor must review covenant enforceability and whether intended use conflicts. :contentReference[oaicite:4]{index=4} |
| Rights of way (side passage) | Shared access can affect extensions, side return, fencing, and day-to-day use. Also implies boundary/maintenance responsibilities. | Check title plan, understand what is included and what is benefited. Inspect the side passage on viewing. :contentReference[oaicite:5]{index=5} :contentReference[oaicite:6]{index=6} |
| Groundwater flood risk marked as moderate | Potential impact on insurance and future resale, especially if any below-ground/basement areas exist. | Confirm whether property has basement/cellar. Ask insurer about terms. Consider flood resilience if refurbishing. :contentReference[oaicite:7]{index=7} :contentReference[oaicite:8]{index=8} |
| Railway + underground proximity | Noise/vibration can affect tenant demand and buyer appetite. Also a consideration for survey (cracking, movement). | Visit at different times. Ensure surveyor is asked to consider vibration effects. :contentReference[oaicite:9]{index=9} :contentReference[oaicite:10]{index=10} |
| No EPC located (Groundsure) | For letting, EPC is normally required. If none exists, you may need to commission one. MEES compliance risk is unknown until EPC confirmed. | Search EPC register before auction; price in upgrades if rating is weak. :contentReference[oaicite:11]{index=11} |
Document index (what is in this pack)
| Section | Document | Why it matters | Status |
|---|---|---|---|
| A. Auction Contract | Special Conditions of Sale (Lot 1) | Controls completion timeline, risk transfer, and buyer-paid costs. | Reviewed :contentReference[oaicite:12]{index=12} |
| B. Title Evidence | Official Copy of Register of Title (AGL42302) | Rights of way, covenants, and title restrictions. | Reviewed :contentReference[oaicite:13]{index=13} |
| B. Title Evidence | Title Plan (AGL42302) | Boundary position and extent (general boundaries rule). | Reviewed :contentReference[oaicite:14]{index=14} |
| C. Seller Disclosures | TA6 Property Information Form (5th ed., 2024) – completed | Seller known issues: disputes, flooding, services, works, notices. | Reviewed :contentReference[oaicite:15]{index=15} |
| D. Contents | TA10 Fittings and Contents Form – completed | Defines what stays. Avoids “I assumed it was included” disputes. | Reviewed :contentReference[oaicite:16]{index=16} |
| E. Environmental Search | Groundsure Homebuyers (InfoTrack) – dated 27/02/2026 | Flooding, contamination, energy/transport impacts, EPC signals. | Reviewed :contentReference[oaicite:17]{index=17} |
A) Special Conditions of Sale (auction contract) – investor impact
| Clause / point | What it says (plain English) | Investor impact | What to do now |
|---|---|---|---|
| Vacant possession | Sold with vacant possession. | Exit flexibility improves (flip or refinance). Still verify occupancy on viewing and at completion. | Ask auctioneer how they verify vacant possession at completion. :contentReference[oaicite:18]{index=18} |
| Completion deadline | Completion is set at 20 working days. | Short completion increases risk if your solicitor and funding are not ready. | Get solicitor instructed early; funding lined up. :contentReference[oaicite:19]{index=19} |
| Buyer insures from auction date | Risk transfers on auction day. | You can be liable for damage before you own it. Insurers sometimes ask for occupancy/condition details. | Arrange cover effective on auction date, not completion. :contentReference[oaicite:20]{index=20} |
| Seller legal fees paid by buyer | Buyer pays £1,800 + VAT plus £500 disbursements. | Direct hit to your cap and cash requirement. | Include in max bid model and ensure funds available at completion. :contentReference[oaicite:21]{index=21} |
| Late completion penalty | £500 + VAT for notice to complete, plus other sums seller demands; notice can be served by email. | Missed deadline becomes expensive and harder to contest. | Only bid if you can realistically complete inside the window. :contentReference[oaicite:22]{index=22} |
| No post-auction enquiries | Buyer agrees not to raise requisitions/enquiries after auction; if raised, seller may charge £350/hr + VAT. | This is the big one. You must treat the current pack as your only chance to spot issues. | Do a “pre-bid solicitor review” now. Make a written checklist and close gaps before auction. :contentReference[oaicite:23]{index=23} |
| Reliance is limited | Buyer cannot rely on statements by seller/agents except limited written replies to enquiries (where stated). | If the listing says something, but the contract disclaims reliance, you may have weak recourse later. | Rely on documents, searches, and written solicitor replies only. :contentReference[oaicite:24]{index=24} |
| Deed of covenant / licence to assign clause | If required, buyer must obtain and pay; cannot delay completion if not secured yet. | More common in leasehold, but clause is included. If unexpectedly triggered, it can add cost and admin friction. | Ask solicitor to confirm whether anything on title could trigger this (unusual for freehold, but confirm). :contentReference[oaicite:25]{index=25} |
B) HM Land Registry – Title Register (AGL42302) and Title Plan
Tenure
Freehold (Title Absolute)
Freehold (Title Absolute)
Title number
AGL42302
AGL42302
Right of way benefit
Property benefits from a right of way over part of the side passage not included in this title.
Property benefits from a right of way over part of the side passage not included in this title.
Right of way burden
Parts of the side passage included in this title are subject to rights of way.
Parts of the side passage included in this title are subject to rights of way.
Title restrictions and covenants (high impact)
- Historic covenant (1930 transfer): covenant includes maintaining a fence on the boundary marked “T”, and a use restriction: not to use the premises for any purpose other than as a private dwellinghouse. :contentReference[oaicite:26]{index=26}
- Boundary markers: the register notes the northern and eastern boundaries are marked “T”. This matters for fence responsibility and any side/rear works. :contentReference[oaicite:27]{index=27}
- General boundaries rule: the plan shows general position, not exact line. Do not rely on measurements scaled from the plan for build decisions. :contentReference[oaicite:28]{index=28}
Investor interpretation (what this means in practice)
- HMO or multi-occupation risk: the “private dwellinghouse” covenant can complicate any plan that looks like a material change from single family use. Enforcement risk varies, but it is a real constraint that can affect lender comfort and exit options. :contentReference[oaicite:29]{index=29}
- Side passage rights: you need clarity on what you own vs what you merely use, especially if you are thinking about side-return extensions, fencing changes, or widening access. :contentReference[oaicite:30]{index=30}
C) TA6 Property Information Form (Law Society, 2024) – seller disclosures
| Topic | What is stated in the form | Investor impact | Follow-up checks |
|---|---|---|---|
| Property basics | House, semi-detached, brick construction. 3 bedrooms, 1 bathroom, 2 reception rooms. Council tax band E. :contentReference[oaicite:31]{index=31} | Confirms broad asset type and size for valuation and exit assumptions. | Confirm layout on viewing and measure condition-driven refurb scope. |
| Tenure | Freehold ticked. :contentReference[oaicite:32]{index=32} | Lower admin burden vs leasehold. Still subject to covenants and rights of way. | Solicitor to cross-check against title register and special conditions. |
| Utilities and services | Mains electricity, mains gas, mains water (metered), mains sewerage. Off-road parking: garage. | Helpful for lender/valuer and for refurb planning. Meter locations noted (electric in larder; gas under stairs; stopcock and water meter at front gate). :contentReference[oaicite:34]{index=34} | Test services on viewing if possible, check boiler and electrics status (see “certificates” below). |
| Flooding (TA6) | Flood risk noted as “Very Low” in the form; questions indicate no known historic flooding events disclosed. :contentReference[oaicite:35]{index=35} | TA6 view may differ from environmental search: Groundsure flags moderate groundwater flooding risk area. | Reconcile TA6 with Groundsure. Ask about any basement/cellar. :contentReference[oaicite:36]{index=36} |
| Planning/building control issues | No breaches / unfinished work / unresolved planning or building control issues indicated in the excerpted sections. :contentReference[oaicite:37]{index=37} | Good if accurate, but auction conditions limit your ability to challenge later if missing docs exist. | Ask solicitor to confirm: any alterations, extensions, conversions and matching approvals/certs (TA6 section 17). :contentReference[oaicite:38]{index=38} |
| Notices / proposals nearby | No notices/correspondence and no known proposals indicated in the shown sections. :contentReference[oaicite:39]{index=39} | Still verify via council planning portal and local searches (auction packs can omit full local authority search). | Run planning portal search and scan Groundsure planning list for nearby applications. :contentReference[oaicite:40]{index=40} |
| Boundaries | Boundary responsibility marked “Not known” for left/right/rear/front in the form. :contentReference[oaicite:41]{index=41} | Common, but it means you cannot assume fence costs or exact responsibility. This matters if fencing is poor or disputes arise. | Use title register boundary “T” markings and physical inspection. Ask neighbour context on viewing if possible. :contentReference[oaicite:42]{index=42} |
| Disputes/complaints | Disputes and complaints: “No” in the shown section. :contentReference[oaicite:43]{index=43} | Helpful if true, but still do a street-level sense check (access, parking friction, boundaries). | On viewing, look for signs of access conflicts (side passage) and boundary issues. |
| Guarantees/warranties | Guarantees/warranties appear as “No” across the listed items (damp, timber, windows, electrics, roofing, heating, etc.). :contentReference[oaicite:44]{index=44} | Raises refurb risk: you should assume you are buying “as is” with limited paper trail. | Price in remedial works and commission a survey if possible before auction. |
| Electrics | Electrical installation tested: “No”. Rewired / works since 2005: “No”. :contentReference[oaicite:45]{index=45} | Lender/safety and refurb planning implication. You may need an EICR and possible remedial works. | Budget for EICR and likely upgrades if refurb is planned. |
| Sale chain / mortgages | Indicates “No mortgage” in the transaction section. :contentReference[oaicite:46]{index=46} | Can reduce redemption risk at completion, but still verify title is clear of charges and any restrictions. | Solicitor to confirm no registered charges/entries that block transfer. |
| Vacant possession (TA6) | Form includes the vacant possession question in the later section and aligns with special conditions stating vacant possession. | Critical for finance and exit. Still confirm actual occupancy status on viewing. | Request written confirmation in auction enquiries if available. |
D) TA10 Fittings and Contents – what stays, what may be missing
Why investors should care
TA10 becomes a contractual reference point. It reduces “I assumed the cooker/white goods stayed” type disputes and helps you scope refurb accurately.
| Category | Notable included / none indicators from the form | Investor notes |
|---|---|---|
| Basic fittings | Boiler/immersion heater included, radiators included, light switches included, roof insulation included, window fittings included, internal/external door fittings included, doorbell included. :contentReference[oaicite:48]{index=48} | “Included” does not equal “working” or “compliant”. Assume testing/servicing required. |
| Kitchen appliances | Multiple kitchen items marked as “None” in the shown section (appliances may not be present). Hob and extractor appear noted as fitted in the excerpt. :contentReference[oaicite:49]{index=49} | Plan for replacing missing white goods as part of refurb/letting setup. |
| Bathroom | Separate shower fittings shown as included; several other bathroom items marked none in the excerpt. :contentReference[oaicite:50]{index=50} | Confirm bathroom spec on viewing to align refurb budget. |
| Carpets | Carpets across main rooms appear marked included (hall/stairs/landing, living, dining, kitchen, bedrooms). :contentReference[oaicite:51]{index=51} | Even if included, carpets may be end-of-life. Treat as cosmetic not value. |
| Fitted units | Fitted units across rooms appear included; “other rooms” indicates garage and included. :contentReference[oaicite:52]{index=52} | Helps confirm garage relevance and storage value; inspect condition. |
| Outdoor | Trees/plants/shrubs included; dustbins included; garage item indicated included. :contentReference[oaicite:53]{index=53} | Garden condition can materially shift refurb workload (clearance, waste removal). |
E) Groundsure Homebuyers (27/02/2026) – environmental and location risk
| Risk area | What Groundsure found | Why it matters | Investor actions |
|---|---|---|---|
| Contaminated land | Professional opinion shows PASS for contaminated land liability. :contentReference[oaicite:54]{index=54} | Supports lender comfort. Still not a substitute for site-specific investigations if you plan major works. | Keep report on file for lending; do extra checks if adding extensions or disturbing ground. |
| Flooding | Overall risk described as low, but groundwater flooding identified as moderate in the detailed section; impacts basement areas most. | Can affect insurance terms, valuation, and buyer perception on resale. | Confirm if any basement/cellar exists. Ask insurer about groundwater flooding underwriting. Consider resilience measures if refurbishing. |
| Radon | Not in a radon affected area. :contentReference[oaicite:56]{index=56} | Lower compliance concern, but testing still matters if there is any below-ground accommodation. | Only consider testing if basement/underground room exists. |
| Energy performance | Groundsure could not locate an EPC for the property. :contentReference[oaicite:57]{index=57} | Letting requires EPC in most cases. MEES risk becomes unknown until EPC rating is confirmed. | Check EPC register now. Budget for EPC and improvements if rating is weak. |
| Rail and underground proximity | Within 250m of active railways; underground line between 25m and 100m. | Noise/vibration can affect tenant quality and resale demand; potential survey focus for cracking/movement. | Visit at multiple times. Instruct surveyor to consider vibration impacts. |
| Energy infrastructure | Power stations identified; example noted: Mogden STW CHP approx 6MW, 2-3km east. :contentReference[oaicite:59]{index=59} | Potential air quality perception risk; sometimes impacts buyer sentiment more than valuations. | Check prevailing winds, visit area, and review local air quality info if concerned. |
| Planning applications | Planning applications are identified (various categories and ranges). | Nearby works can affect quiet enjoyment, parking, and resale. Some records may be old or superseded. | Check the council planning portal for nearby activity and anything that impacts access/amenity. |
Kill-test checklist (auction buyer legal pack)
- Special conditions: confirm total buyer-paid costs, completion deadline, and insurance start date. :contentReference[oaicite:61]{index=61}
- Title: confirm covenants and any use restriction conflicts with your strategy (single let vs HMO). :contentReference[oaicite:62]{index=62}
- Rights of way and boundaries: understand the side passage rights and “T” boundary responsibilities before planning any works.
- Compliance paper trail: assume limited guarantees/certs (electrics tested: no). Price in EICR, boiler service, and remedials.
- Search mismatch: reconcile TA6 flood view with Groundsure groundwater risk and confirm insurance acceptability.
For more information on the Legal pack, view the legal pack section.
If you are bidding, the key is not reading more. It is closing the gaps that could block finance, delay completion, or weaken your exit.
Decision support only, not legal/financial advice. Always view the property and satisfy yourself on condition and structure before bidding.
Always have your solicitor confirm covenants, auction conditions, rights of way, and any special conditions before you bid.
Analysis completed on 03/03/2026. Always check the auctioneer website for any updates, addenda, or replacement documents before auction day.
3 bedroom house for sale Hounslow 3 bedroom semi detached house Hounslow 8 Bulstrode Gardens Hounslow TW3 3AJ Bulstrode Gardens Hounslow auction property Freehold house for sale Hounslow Hounslow TW3 house for sale auction House for Sale Bulstrode Gardens House for Sale Bulstrode Gardens Hounslow house for sale Hounslow
3 BedroomsBedrooms
Deal Numbers
Investment Financials
Detailed figures supplied by the deal source. Use these figures as a starting point for your own investment analysis.
01
Acquisition & Project Costs
Guide Price
£425,000
Indicative Known Deal Cost
£425,000
02
Projected Outcome
Figures are indicative.
Financial information is supplied by the listing source and may not include all purchase, finance, tax, legal, holding, refurbishment or disposal costs. Investors should independently verify all figures and assumptions before proceeding.
Location
8 Bulstrode Gardens, Hounslow, TW3 3AJ, United Kingdom
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Koye Beckley is a UK property investor and founder of UncommonDeal, with practical experience in buy-to-let, property auctions, refur...
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Before making any investment decision, you should carry out your own independent due diligence and verify all relevant information, including the property condition, purchase price, comparable values, rental estimates, refurbishment costs, planning matters, legal title, financing assumptions, taxes, fees and projected returns.
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