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-Hello and welcome. -For many, buying at auction offers the chance | 0:00:02 | 0:00:05 | |
to get hold of properties that need a lot of work. | 0:00:05 | 0:00:08 | |
People like to put their own stamp on what they buy | 0:00:08 | 0:00:10 | |
and hopefully make a bit of a profit along the way. | 0:00:10 | 0:00:13 | |
And you can often manage that if you buy your home under the hammer. | 0:00:13 | 0:00:17 | |
We love the thrill and the excitement of an auction room. | 0:00:42 | 0:00:45 | |
You can sometimes sense the hope and frustration in the air. | 0:00:45 | 0:00:48 | |
You never know quite how it's going to go until the very last second, | 0:00:48 | 0:00:52 | |
so let's see what tempted the buyers on today's show. | 0:00:52 | 0:00:56 | |
In Lewisham, south-east London, there's a battle to combat | 0:00:57 | 0:01:01 | |
the mould creeping through this top-floor two-bedroom flat... | 0:01:01 | 0:01:05 | |
And another battle, this time against the elements. | 0:01:07 | 0:01:10 | |
Could the weather be getting the better of this | 0:01:10 | 0:01:12 | |
mid-terrace in Gilesgate, County Durham? | 0:01:12 | 0:01:15 | |
These properties have been sold at auction. | 0:01:17 | 0:01:19 | |
We'll find out who bought them and what they paid for them | 0:01:19 | 0:01:22 | |
when they went under the hammer. | 0:01:22 | 0:01:24 | |
GAVEL BANGS Sold. | 0:01:24 | 0:01:26 | |
This is Lewisham in south-east London. | 0:01:29 | 0:01:32 | |
It's an area that could be described as up and coming. | 0:01:32 | 0:01:34 | |
So, investing your money in Lewisham before prices start to escalate | 0:01:34 | 0:01:38 | |
could be a wise move. | 0:01:38 | 0:01:40 | |
Now, the property I'm here to see is on this tree-lined | 0:01:40 | 0:01:43 | |
residential street and it's a two-bedroom first-floor flat | 0:01:43 | 0:01:47 | |
which had a guide price of 130,000. | 0:01:47 | 0:01:51 | |
Let's head up those steps and see what we've got to greet us inside. | 0:01:51 | 0:01:55 | |
There are two other flats in the property | 0:01:57 | 0:01:59 | |
and the big back garden has been divided into three, | 0:01:59 | 0:02:02 | |
so that each flat has some valuable outside space. | 0:02:02 | 0:02:05 | |
Once through the front door, a second door gives | 0:02:06 | 0:02:09 | |
access to the flat I'm here to see at the top of the property. | 0:02:09 | 0:02:12 | |
What I love about these properties is the feeling of space. | 0:02:14 | 0:02:17 | |
Look, that's double, triple, quadruple height. | 0:02:17 | 0:02:20 | |
You really have got a lot of space all around you. | 0:02:20 | 0:02:24 | |
It needs a lot of work, though. Bathroom, a complete refit. | 0:02:24 | 0:02:28 | |
Same goes with the kitchen. | 0:02:28 | 0:02:31 | |
You've got a little window over here with a nice view of the garden. | 0:02:31 | 0:02:34 | |
But looking around, you know, you are going to need to spend | 0:02:34 | 0:02:37 | |
some time and energy, and there is mould, damp... | 0:02:37 | 0:02:40 | |
I'm not sure what it is. | 0:02:40 | 0:02:42 | |
It's not looking fantastic and it is worrying me. | 0:02:42 | 0:02:44 | |
I'm going to investigate further. | 0:02:44 | 0:02:46 | |
Well, there's me thinking the mould in the kitchen was bad - | 0:02:47 | 0:02:51 | |
have a look at this! It is everywhere. | 0:02:51 | 0:02:54 | |
All over the walls and the ceiling, | 0:02:54 | 0:02:56 | |
even the back wall. It's dripping down. | 0:02:56 | 0:02:59 | |
Now, I'm not sure whether there's been a big leak. | 0:02:59 | 0:03:02 | |
I think it's condensation, | 0:03:02 | 0:03:03 | |
but it's definitely worth getting in a specialist to sort that out | 0:03:03 | 0:03:07 | |
because you wouldn't want to buy this at auction to later on | 0:03:07 | 0:03:10 | |
find there are whole heaps of problems with this property. | 0:03:10 | 0:03:15 | |
The two bedrooms don't seem quite as badly affected. | 0:03:15 | 0:03:18 | |
The large double and the single both have high ceilings that I love, | 0:03:18 | 0:03:22 | |
and I love that original woodwork that remains in both the rooms. | 0:03:22 | 0:03:25 | |
The only downside is that both bedrooms overlook the road, | 0:03:25 | 0:03:29 | |
so that could be noisy. | 0:03:29 | 0:03:31 | |
I think I've found the solution and it involves | 0:03:32 | 0:03:34 | |
the living room, which is currently serving as a third bedroom. | 0:03:34 | 0:03:38 | |
Through here, we've got a fantastic space. Look at this. | 0:03:40 | 0:03:43 | |
It really is a wonderful room. | 0:03:43 | 0:03:45 | |
Again, one of the bonuses with this flat is the space you have. | 0:03:45 | 0:03:49 | |
I'm just wondering, is it worth moving that kitchen into this room, | 0:03:49 | 0:03:54 | |
and having a kitchen, little dining area, sitting room, | 0:03:54 | 0:03:58 | |
and then you could call that bedroom number three? | 0:03:58 | 0:04:02 | |
That is food for thought. | 0:04:02 | 0:04:03 | |
Another ingredient that might be worth thinking about is the loft. | 0:04:05 | 0:04:09 | |
This is a leasehold property, so it's vital to know | 0:04:09 | 0:04:12 | |
whether you would own this as well. | 0:04:12 | 0:04:14 | |
If it is included for that guide price of 130,000, | 0:04:14 | 0:04:18 | |
you could really add value if you get a room up there. | 0:04:18 | 0:04:21 | |
Outside, the property looks to be in pretty good condition. | 0:04:21 | 0:04:24 | |
The bit of garden allocated for this flat is overgrown | 0:04:24 | 0:04:27 | |
and hidden right behind the shed. | 0:04:27 | 0:04:30 | |
Be prepared to get your boots on to clear it before you can sit | 0:04:30 | 0:04:33 | |
and enjoy the lovely sunshine. | 0:04:33 | 0:04:36 | |
Could the new owner of the flat be about to clean up, | 0:04:36 | 0:04:39 | |
or will they end up stuck in the mud with this lot? | 0:04:39 | 0:04:42 | |
We asked a local estate agent to come and have a look | 0:04:42 | 0:04:45 | |
and get his opinion on the flat. | 0:04:45 | 0:04:46 | |
I think the property needs a lot of work, it's got a lot of damp. | 0:04:46 | 0:04:50 | |
Needs a new bathroom, a new kitchen, new flooring, quite a lot to be done. | 0:04:50 | 0:04:55 | |
OK, so let's talk figures. | 0:04:55 | 0:04:57 | |
How much could the flat be worth after a refurbishment | 0:04:57 | 0:05:00 | |
if it remained a two-bedder? | 0:05:00 | 0:05:02 | |
When this property is renovated, I think it could reach | 0:05:02 | 0:05:05 | |
a maximum of around £230,000. | 0:05:05 | 0:05:08 | |
This flat is a great size | 0:05:08 | 0:05:09 | |
and you might even be able to squeeze in a third bedroom. | 0:05:09 | 0:05:13 | |
However, I still have my concerns, as it needs plenty of updating | 0:05:13 | 0:05:17 | |
and there's that worrying mould to consider. | 0:05:17 | 0:05:20 | |
Let's head to the auction and find out who was prepared to take it on. | 0:05:20 | 0:05:24 | |
I move on now to Lot 133. | 0:05:24 | 0:05:26 | |
It's a two-bedroom raised ground floor flat, in need of updating. | 0:05:26 | 0:05:31 | |
It's got its own section of garden. | 0:05:31 | 0:05:34 | |
Who'd like to get me started on this? What about 150? | 0:05:34 | 0:05:37 | |
OK, we'll start there, 150 I've got. Thank you. | 0:05:37 | 0:05:40 | |
151, 152, 153, 154, 155. | 0:05:40 | 0:05:46 | |
Considerable interest at the auction, | 0:05:46 | 0:05:48 | |
and we rejoin the bids at £180,000. | 0:05:48 | 0:05:52 | |
180, 181, 182, 183, 184. | 0:05:52 | 0:05:57 | |
185? Yeah? 185, 186? | 0:05:57 | 0:06:01 | |
LAUGHTER | 0:06:03 | 0:06:05 | |
Anybody else? If not, 185 for the first, | 0:06:08 | 0:06:12 | |
185 for the second, | 0:06:12 | 0:06:15 | |
185 for the third and final time. Are we all done? | 0:06:15 | 0:06:18 | |
-GAVEL BANGS -Sold, 185, well bought. | 0:06:18 | 0:06:20 | |
That successful bidder, paying £185,000, was Grant. | 0:06:22 | 0:06:26 | |
He and his partner Dawn have bought the flat as an investment. | 0:06:26 | 0:06:30 | |
I met them back at the flat to find out more. | 0:06:30 | 0:06:33 | |
Dawn and Grant, congratulations. I want to know the whole story | 0:06:35 | 0:06:39 | |
-and how you've ended up with this property. -It was our first auction. | 0:06:39 | 0:06:42 | |
-Yep. -Which was interesting. We'd had about five properties on the go | 0:06:42 | 0:06:47 | |
that we were looking at on the day. This one ended up | 0:06:47 | 0:06:51 | |
a lot more over guide, but it had potential and I liked it. | 0:06:51 | 0:06:55 | |
Are you a property developer? | 0:06:55 | 0:06:57 | |
Is this something you've been doing for a long time? | 0:06:57 | 0:06:59 | |
We started this a year ago, finished a place down in Hampshire | 0:06:59 | 0:07:04 | |
in Liss Forest, which is just under offer now. | 0:07:04 | 0:07:08 | |
A lot of work. Moved kitchens, bathrooms, the lot, so... | 0:07:08 | 0:07:11 | |
What was it that you did before you started the houses? | 0:07:11 | 0:07:14 | |
It's always been project management but in banking and insurance | 0:07:14 | 0:07:18 | |
and financial services. | 0:07:18 | 0:07:19 | |
Why did you want to stop that and move into this? | 0:07:19 | 0:07:21 | |
-Just a complete lifestyle change. -Yeah, just a complete change | 0:07:21 | 0:07:25 | |
and just potentially do something different. | 0:07:25 | 0:07:28 | |
He's much happier. Although he's using the same skills, | 0:07:28 | 0:07:32 | |
if you will, project management, but it's obviously a different area. | 0:07:32 | 0:07:35 | |
Plus, you are your own boss. | 0:07:35 | 0:07:36 | |
It's also planning, and having a proper plan, | 0:07:36 | 0:07:39 | |
whether it's finding new people if someone doesn't turn up... | 0:07:39 | 0:07:42 | |
What's it like living with him? Because project-managing, | 0:07:42 | 0:07:45 | |
making sure you're on time... I mean, is he quite strict? | 0:07:45 | 0:07:48 | |
-Spreadsheets! -SHE LAUGHS | 0:07:48 | 0:07:50 | |
-There are spreadsheets. -Yes. | 0:07:51 | 0:07:53 | |
You've got to laugh. Poor Grant! | 0:07:54 | 0:07:56 | |
He doesn't stand a chance between us, does he? | 0:07:56 | 0:07:58 | |
I wonder WHY the couple have bought the flat. | 0:07:59 | 0:08:02 | |
Is the intention to sell or rent? | 0:08:02 | 0:08:04 | |
We'll put it onto the rental market. That's the plan. | 0:08:04 | 0:08:07 | |
So are you going to try and reconfigure the space, | 0:08:07 | 0:08:10 | |
or leave it as it is? | 0:08:10 | 0:08:11 | |
The bathroom is quite small. | 0:08:11 | 0:08:12 | |
There is a partition wall between that and the kitchen | 0:08:12 | 0:08:16 | |
which we'll take down anyway cos it's rotten, | 0:08:16 | 0:08:18 | |
so there might be configuring to be done there. | 0:08:18 | 0:08:20 | |
I've seen people move the kitchen into the lounge, | 0:08:20 | 0:08:23 | |
and then create a third bedroom. You could have that at the back. | 0:08:23 | 0:08:26 | |
-That could work, yes. -That could work, just...yeah. | 0:08:26 | 0:08:29 | |
Hopefully the plumber can work the pipes. | 0:08:29 | 0:08:32 | |
We'll have a think about it. | 0:08:32 | 0:08:33 | |
Grant intends to take on a lot of the work himself | 0:08:33 | 0:08:35 | |
using the skills he learned on his previous project. | 0:08:35 | 0:08:39 | |
Dawn will provide crucial backup, | 0:08:39 | 0:08:41 | |
helping to source materials and tradesmen. | 0:08:41 | 0:08:44 | |
Now to tackle the problem that could scupper all those well-laid plans. | 0:08:44 | 0:08:48 | |
I have noticed a lot of black mould all over the walls. | 0:08:48 | 0:08:52 | |
What do you know about it? | 0:08:52 | 0:08:54 | |
We had a surveyor come in recently | 0:08:54 | 0:08:56 | |
and he confirmed it was just condensation. | 0:08:56 | 0:08:59 | |
He tested it with a damp meter and the walls aren't damp. | 0:08:59 | 0:09:02 | |
So it's just a bad case of condensation. | 0:09:02 | 0:09:07 | |
How much does Grant think the work is going to cost? | 0:09:07 | 0:09:11 | |
We've said 20,000 to do it, | 0:09:11 | 0:09:14 | |
How long do you think this project, start to finish, will take you? | 0:09:14 | 0:09:17 | |
-Erring on caution, probably three months. -Yeah. | 0:09:17 | 0:09:20 | |
Guys, congratulations. It's been lovely talking to you both | 0:09:20 | 0:09:22 | |
-and I can't wait to see what you do with it! -Thanks. -Thank you. | 0:09:22 | 0:09:26 | |
Will we come back and see a spacious two-bed, | 0:09:26 | 0:09:29 | |
or will they have squeezed in that third bedroom? | 0:09:29 | 0:09:33 | |
You can join me later on in the programme to find out. | 0:09:33 | 0:09:36 | |
We're in the lively and historic university city of Durham | 0:09:38 | 0:09:42 | |
in the North-East of England. | 0:09:42 | 0:09:44 | |
The property I'm here to see is a 15-minute walk away | 0:09:44 | 0:09:48 | |
from the city centre, in a suburb that retains a lovely village feel. | 0:09:48 | 0:09:52 | |
So this is Gilesgate, very close to Durham city centre. | 0:09:54 | 0:09:59 | |
And more importantly, to its student population. | 0:09:59 | 0:10:03 | |
Yes, we are in Studentland, which makes this property | 0:10:03 | 0:10:07 | |
potentially very interesting. It's got three bedrooms, | 0:10:07 | 0:10:11 | |
it's terraced - let's take a look. | 0:10:11 | 0:10:14 | |
The guide price in the auction catalogue was £49,950-plus. | 0:10:14 | 0:10:19 | |
OK. Well, through the front door | 0:10:19 | 0:10:22 | |
and straightaway I'm thinking "Mmm, yes, bit of work required." | 0:10:22 | 0:10:25 | |
Look at that fuse board. The old fuses...not good. | 0:10:25 | 0:10:29 | |
So apart from electrics, what else is required? | 0:10:29 | 0:10:33 | |
Well, down here, glancing into that downstairs room | 0:10:33 | 0:10:36 | |
which would have originally been the lounge, you can see | 0:10:36 | 0:10:39 | |
that it has already been used, I think, as some kind of a let, | 0:10:39 | 0:10:42 | |
because that is laid out as a bedroom. | 0:10:42 | 0:10:44 | |
A fairly untidy one, | 0:10:44 | 0:10:46 | |
but a bedroom nevertheless. | 0:10:46 | 0:10:48 | |
But this room, this is a very large kitchen/living area. | 0:10:48 | 0:10:53 | |
This is an ideal room as a kind of common room - | 0:10:53 | 0:10:56 | |
it has a cooker in here. | 0:10:56 | 0:10:58 | |
It carries on through the back - a bit of a utility area | 0:10:58 | 0:11:00 | |
and on to the loo, and then upstairs to the bedrooms. | 0:11:00 | 0:11:03 | |
Erm... Oh, that's nasty. | 0:11:03 | 0:11:07 | |
Yes. It was all looking quite good until that. | 0:11:07 | 0:11:09 | |
Moving swiftly on. It's great. | 0:11:09 | 0:11:12 | |
Well, maybe not. But I'm prepared to give it time to grow on me. | 0:11:12 | 0:11:16 | |
The mould certainly has. | 0:11:16 | 0:11:18 | |
There is significant damp here. | 0:11:18 | 0:11:20 | |
I think our old friend the flat-roof extension is at fault. | 0:11:20 | 0:11:24 | |
I need to check outside. | 0:11:24 | 0:11:26 | |
Well, when you're looking at properties, | 0:11:26 | 0:11:28 | |
it's really important to look at them from all angles. | 0:11:28 | 0:11:32 | |
If you head out the front here, and take a look at the roof, | 0:11:32 | 0:11:36 | |
you can see something which could be a problem. | 0:11:36 | 0:11:39 | |
You can see the tiles look like they've got some problems with them | 0:11:39 | 0:11:42 | |
and if you look at the chimney stack, | 0:11:42 | 0:11:44 | |
again, the pointing on that looks like it's in need of some attention. | 0:11:44 | 0:11:49 | |
Now, any work on the roof is going to need scaffolding | 0:11:49 | 0:11:52 | |
if it's to be done safely, and that is going to be expensive. | 0:11:52 | 0:11:56 | |
So, as I said, whenever you view a property, | 0:11:56 | 0:11:58 | |
make sure you come outside and give it a good look. | 0:11:58 | 0:12:01 | |
If you're going to rent this out as an HMO | 0:12:04 | 0:12:07 | |
- that's a house of multiple occupancy - | 0:12:07 | 0:12:10 | |
then among a lot of other regulated issues, like fire alarms, | 0:12:10 | 0:12:13 | |
gas certificates and so on, | 0:12:13 | 0:12:15 | |
HMO inspectors would look at the suitability of the rooms. | 0:12:15 | 0:12:19 | |
At the front of the house, there is a good-sized double, | 0:12:21 | 0:12:24 | |
but the single room is small. | 0:12:24 | 0:12:25 | |
The third at the back is very small, | 0:12:25 | 0:12:28 | |
and only has this skylight. | 0:12:28 | 0:12:30 | |
Would they all qualify as habitable, lettable rooms? I'm not sure. | 0:12:32 | 0:12:35 | |
We invited a local estate agent along to find out what | 0:12:37 | 0:12:40 | |
he would advise for this property | 0:12:40 | 0:12:43 | |
that was guided at £49,950. | 0:12:43 | 0:12:46 | |
If you were to look at owner-occupier values, a resale price could be | 0:12:46 | 0:12:50 | |
somewhere in the region of £90,000 as a two-bedroom property. | 0:12:50 | 0:12:54 | |
If it were to go on the open student market for sale, you would be able | 0:12:54 | 0:12:58 | |
to achieve somewhere in the region of £110-£115,000. | 0:12:58 | 0:13:01 | |
On a family rental basis, | 0:13:01 | 0:13:02 | |
I would suggest somewhere in the region of £500 per calendar month. | 0:13:02 | 0:13:06 | |
On a student market, we rent on the basis of £80 per room per week, | 0:13:06 | 0:13:10 | |
which would equate to £240 per week, | 0:13:10 | 0:13:13 | |
a total of £960 per calendar month. | 0:13:13 | 0:13:16 | |
Don't forget that although this might sound like a no-brainer, | 0:13:16 | 0:13:20 | |
you have all those regulations to comply with for an HMO let, | 0:13:20 | 0:13:24 | |
and also, students don't rent for 52 weeks a year. | 0:13:24 | 0:13:28 | |
Well, this is a good-sized house with masses of potential. | 0:13:28 | 0:13:32 | |
Yes, there is work to be done, | 0:13:32 | 0:13:35 | |
but get it right and this really could be a bit of a gold mine. | 0:13:35 | 0:13:39 | |
Let's see who spotted it when it went under the hammer. | 0:13:39 | 0:13:42 | |
We're going to go to a three-bedroom mid-terraced property. | 0:13:42 | 0:13:45 | |
It's got the gas-fired central heating, it's got the double glazing. | 0:13:45 | 0:13:49 | |
We've got it advertised with a price guide of 49,950 plus. | 0:13:49 | 0:13:52 | |
Can I ask for 50,000? | 0:13:52 | 0:13:54 | |
I'll take £46,000. 47 anywhere else. One bid on the left-hand side of 46. Do I have 47? | 0:13:55 | 0:14:03 | |
47 on the telephone. 48. 48. | 0:14:03 | 0:14:09 | |
49. 50. | 0:14:09 | 0:14:12 | |
Shaking your head. | 0:14:12 | 0:14:14 | |
I'll take 500 if it will help. | 0:14:14 | 0:14:18 | |
49 and a half. Do I have 50,000? 50,000 on the telephone. 50,500. | 0:14:18 | 0:14:25 | |
Definitely shaking. Going once at 50,000. | 0:14:25 | 0:14:30 | |
Sorry. 50,500. 51. | 0:14:32 | 0:14:36 | |
51 bid. 51 and a half. 52. | 0:14:36 | 0:14:40 | |
52 and a half bid. 53. 54. | 0:14:40 | 0:14:45 | |
54 bid. 55. | 0:14:45 | 0:14:50 | |
55 bid. | 0:14:50 | 0:14:52 | |
55 and a half. 56. 56 bid. | 0:14:52 | 0:14:55 | |
56 and a half. 57. Do I have 57 anywhere else? | 0:14:55 | 0:15:01 | |
Going once at 56 and a half, going for the second time at £56,500. | 0:15:01 | 0:15:07 | |
Sold to the gentleman standing. | 0:15:07 | 0:15:10 | |
That final bid of £56,500 was made by Andre | 0:15:10 | 0:15:15 | |
and Hillary here with daughter Sophie. | 0:15:15 | 0:15:17 | |
I met them to find out more. | 0:15:17 | 0:15:19 | |
-Hillary, Andre, lovely to meet you both. Congratulations. -Thank you. | 0:15:21 | 0:15:25 | |
-Good place. -It's got character. -Tell me why you wanted to buy it. | 0:15:25 | 0:15:32 | |
Sophie is studying philosophy at Durham University and is | 0:15:32 | 0:15:37 | |
renting a house a couple of streets away. | 0:15:37 | 0:15:41 | |
She thought this might be a good area to buy in. We have let out houses before. | 0:15:41 | 0:15:45 | |
We have done them up and let them out, but not to students. | 0:15:45 | 0:15:49 | |
-Right. You bought it for your daughter? -I want more rent than that! | 0:15:49 | 0:15:53 | |
-You are going to be ruthless, are you? -We're not ruthless. | 0:15:53 | 0:15:59 | |
Durham I really like and it would be | 0:15:59 | 0:16:01 | |
an excuse to spend more time in Durham. | 0:16:01 | 0:16:02 | |
And Sophie could help us do this up. | 0:16:02 | 0:16:05 | |
-It's more than just a property? It's a lifestyle decision. -Yes. | 0:16:05 | 0:16:08 | |
-Tell me about you two. What do you do? -We teach at York College. -Great. | 0:16:08 | 0:16:12 | |
-Art and Design. -Fantastic. -We've been teaching life drawing the last couple of days. | 0:16:12 | 0:16:17 | |
-Life? -Life drawing. Nude model. -This is something different, doing up properties. | 0:16:17 | 0:16:23 | |
I would have thought you'd be able to bring some of your art | 0:16:23 | 0:16:25 | |
and design into this. | 0:16:25 | 0:16:27 | |
-Do you want a mural on the walls? -That would be good. | 0:16:27 | 0:16:30 | |
In our house at home he has painted lilies on doors and on the walls. | 0:16:30 | 0:16:35 | |
Good. I'd be disappointed if you don't. Make a feature of it. | 0:16:35 | 0:16:38 | |
It makes a change from magnolia. But no life drawing please, we're British. | 0:16:38 | 0:16:43 | |
But with Sophie studying here at university | 0:16:50 | 0:16:54 | |
maybe this could be her next student pad. | 0:16:54 | 0:16:56 | |
-She could be living in this next year? -She could. She could. | 0:16:56 | 0:17:00 | |
-If she pays us enough rent. -Come on. It's your daughter. -This is business. | 0:17:00 | 0:17:06 | |
I think he's joking. | 0:17:06 | 0:17:09 | |
They have a budget of £7,000 set aside for the project | 0:17:09 | 0:17:14 | |
-What are the plans for it? -The roof at the back probably needs replacing. | 0:17:14 | 0:17:18 | |
-The roof needs a good looking at. -Roofs can be expensive. | 0:17:18 | 0:17:22 | |
-You could blow seven grand on the roof. -I don't think so. | 0:17:22 | 0:17:25 | |
We have actually got some quotes and it won't be that much. | 0:17:25 | 0:17:28 | |
-Don't worry. -We need to check the boiler out. We need to check the electrics. -Yes. | 0:17:28 | 0:17:32 | |
The last house we did a heck of a lot of work. | 0:17:32 | 0:17:36 | |
But I wouldn't want to get up on a roof. | 0:17:36 | 0:17:40 | |
A wise decision. Some jobs should be left to the professionals. | 0:17:40 | 0:17:44 | |
The couple are hoping to have the house ready in about six | 0:17:44 | 0:17:47 | |
months, in time for the next student academic year. | 0:17:47 | 0:17:50 | |
As they both teach, they'll have time off in the summer to do some | 0:17:50 | 0:17:53 | |
finishing touches. | 0:17:53 | 0:17:55 | |
It could work out just fine. | 0:17:55 | 0:17:57 | |
What are you most looking forward to? | 0:17:57 | 0:18:00 | |
The point where the roof is done and all the major stuff's done | 0:18:00 | 0:18:04 | |
and we can just paint and make it look nicer. | 0:18:04 | 0:18:08 | |
Listen, lovely to meet you both. | 0:18:08 | 0:18:11 | |
I'm exhausted after that interview. Good luck with it. | 0:18:11 | 0:18:14 | |
-Thank you. -Thank you. | 0:18:14 | 0:18:17 | |
And breathe. | 0:18:17 | 0:18:19 | |
Wonderful. | 0:18:20 | 0:18:22 | |
Andre and Hillary have got themselves a great buy here. | 0:18:22 | 0:18:26 | |
The charming thing is, I kind of don't think they really realise | 0:18:26 | 0:18:30 | |
quite what a fantastic investment it is. | 0:18:30 | 0:18:33 | |
I can't wait to see how they go on sorting it out. | 0:18:33 | 0:18:36 | |
Will there be a special mural painted when we get back? | 0:18:36 | 0:18:39 | |
Oh, yeah, and will she end up on the roof? Hopefully not. | 0:18:39 | 0:18:43 | |
You can find out later in the show. | 0:18:43 | 0:18:45 | |
Now, finding good tradesmen is often the key to getting a property | 0:18:49 | 0:18:52 | |
done up well and on time. | 0:18:52 | 0:18:54 | |
But some people choose to do it themselves to keep the budget down. | 0:18:54 | 0:18:59 | |
So, have our buyers been getting stuck in or just stuck? | 0:18:59 | 0:19:04 | |
Let's find out. | 0:19:04 | 0:19:05 | |
Lewisham in south-east London has begun attracting buyers who have | 0:19:06 | 0:19:10 | |
spotted that it's still a little more affordable than its neighbours, | 0:19:10 | 0:19:13 | |
even though it has good train access to Docklands and Central London. | 0:19:13 | 0:19:17 | |
Earlier in the programme, on this tree-lined street, | 0:19:19 | 0:19:21 | |
the two-bed first-floor flat in this property was | 0:19:21 | 0:19:24 | |
bought for 185,000 by Grant and his partner, Dawn. | 0:19:24 | 0:19:30 | |
The intention is to, having bought it and renovated it, | 0:19:30 | 0:19:33 | |
put it onto the rental market. That's the plan. | 0:19:33 | 0:19:36 | |
The most obvious issue about this property was that horrible, black | 0:19:36 | 0:19:40 | |
mould everywhere, but I wondered what else they were going to tackle. | 0:19:40 | 0:19:43 | |
So, are you going to try to reconfigure this space | 0:19:43 | 0:19:46 | |
-or leave it as it is? -The bathroom is quite small. | 0:19:46 | 0:19:49 | |
There is a partition wall between that and the kitchen | 0:19:49 | 0:19:51 | |
which we'll take down anyway because it's currently rotten. | 0:19:51 | 0:19:54 | |
Potentially there could be other changes. I don't know. | 0:19:54 | 0:19:56 | |
They'd set a budget of 20,000 and hoped to have the flat ready | 0:19:56 | 0:20:00 | |
to let in three months. | 0:20:00 | 0:20:01 | |
It is now four and a half months later and we're back. | 0:20:02 | 0:20:06 | |
Wow. The flat has really undergone some major changes. | 0:20:08 | 0:20:11 | |
The staircase now welcomes you into this flat and the beautiful | 0:20:18 | 0:20:22 | |
open-plan kitchen/living area is at the front of the property. | 0:20:22 | 0:20:26 | |
They removed the walls that had formed the two front bedrooms | 0:20:29 | 0:20:33 | |
and this lush, light room is the result. | 0:20:33 | 0:20:35 | |
But where did the two bedrooms go? | 0:20:37 | 0:20:38 | |
Well, the former kitchen has become one, as I suggested, and with | 0:20:38 | 0:20:42 | |
the kitchen relocated to the very front of the flat, the middle | 0:20:42 | 0:20:46 | |
room that I thought would make a kitchen-diner is now also a bedroom. | 0:20:46 | 0:20:50 | |
And what about that black mould? Was there any damp? What was the cause? | 0:20:52 | 0:20:56 | |
It was literally just condensation. | 0:20:56 | 0:20:58 | |
All the rooms were locked up, all the windows were locked up, | 0:20:58 | 0:21:01 | |
so there was just moisture everywhere. | 0:21:01 | 0:21:03 | |
It was pure condensation. | 0:21:03 | 0:21:05 | |
Following the expert's report, they cleaned the mould | 0:21:07 | 0:21:11 | |
and then replaced a lot of the ceilings anyway. | 0:21:11 | 0:21:14 | |
The flat had new fire doors installed, | 0:21:14 | 0:21:17 | |
plus a replacement boiler, | 0:21:17 | 0:21:18 | |
and the flat roof over the dormer window's been fixed. | 0:21:18 | 0:21:22 | |
Grant has been on site every day, | 0:21:23 | 0:21:25 | |
project-managing the team that he's employed, | 0:21:25 | 0:21:28 | |
and he's been doing a lot of the hard work himself | 0:21:28 | 0:21:31 | |
to reduce the costs. | 0:21:31 | 0:21:32 | |
The loft space is jointly owned by all the flats in the property, | 0:21:32 | 0:21:36 | |
so Grant and Dawn couldn't make use of it for a third bedroom. | 0:21:36 | 0:21:40 | |
Outside, the overgrown garden has been partially cleared, | 0:21:40 | 0:21:44 | |
and money is being included in the budget to finish the job. | 0:21:44 | 0:21:48 | |
Talking of funding, how did the initial 20-grand budget fare? | 0:21:48 | 0:21:53 | |
We've run over - we're ready 4,000 over, | 0:21:53 | 0:21:55 | |
so we're looking at 24,000. | 0:21:55 | 0:21:57 | |
With the 185,000 they paid at auction, | 0:21:59 | 0:22:02 | |
it takes the total investment to £209,000. | 0:22:02 | 0:22:06 | |
And it sounds like the original plan to rent the property | 0:22:06 | 0:22:10 | |
-has now changed. -We ideally want to sell it. | 0:22:10 | 0:22:14 | |
We don't want to keep it as a rental property. | 0:22:14 | 0:22:16 | |
We would like to just take the profit and then move on to the next one. | 0:22:16 | 0:22:21 | |
But will there be a profit? | 0:22:21 | 0:22:22 | |
Don't forget, they paid 55 grand over the guide price, | 0:22:22 | 0:22:26 | |
and they've gone over the renovation budget. | 0:22:26 | 0:22:29 | |
Not by a drastic amount, though, but it all adds up. | 0:22:29 | 0:22:32 | |
How much do the experts think the flat could now be worth? | 0:22:32 | 0:22:36 | |
If I was to put this property on the market, I'd hope to achieve | 0:22:36 | 0:22:40 | |
£255,000 to £260,000. | 0:22:40 | 0:22:44 | |
If I was to put this property on the market today, | 0:22:44 | 0:22:47 | |
I would put it on for £260,000. | 0:22:47 | 0:22:49 | |
Well, a possible profit of £46,000 to £51,000 before taxes | 0:22:49 | 0:22:55 | |
and expenses, if they were to sell. | 0:22:55 | 0:22:57 | |
If I was to put this property up to rent, | 0:22:57 | 0:22:59 | |
I would expect it to achieve £1,200 per calendar month. | 0:22:59 | 0:23:03 | |
If I was to put this property on the market today, | 0:23:03 | 0:23:06 | |
it would achieve £1,200 per calendar month. | 0:23:06 | 0:23:08 | |
And that would generate a yield of nearly 7% if they do decide to rent. | 0:23:09 | 0:23:14 | |
This has been the second property that the couple | 0:23:16 | 0:23:19 | |
have invested in, after Grant's career change. | 0:23:19 | 0:23:22 | |
So do they see this as a sustainable business model? | 0:23:22 | 0:23:25 | |
We'd need to be pushing three a year. | 0:23:27 | 0:23:30 | |
Right now, it's one to two. | 0:23:30 | 0:23:33 | |
If we can do three to four, that'd be great. | 0:23:33 | 0:23:36 | |
We're now returning to the city of Durham in the north-east | 0:23:40 | 0:23:42 | |
of England where, earlier in the programme, | 0:23:42 | 0:23:44 | |
in the suburb of Gilesgate, this three-bed semi was | 0:23:44 | 0:23:48 | |
bought for £56,500 by art tutors Andre and Hillary. | 0:23:48 | 0:23:54 | |
Their daughter, Sophie, is a student in Durham, | 0:23:54 | 0:23:57 | |
and she persuaded her parents that this would be a good place to | 0:23:57 | 0:24:00 | |
add to their portfolio. | 0:24:00 | 0:24:02 | |
We have let out houses before, done them up and let them out, | 0:24:03 | 0:24:06 | |
-but not to students. -You bought it for your daughter then, or...? | 0:24:06 | 0:24:09 | |
Well, I want more rent than that, so... | 0:24:09 | 0:24:12 | |
-Oh, you're going to be ruthless, are you?! -No, we're not ruthless! | 0:24:12 | 0:24:16 | |
The couple had a budget of £7,000 and hoped to have the property | 0:24:16 | 0:24:19 | |
ready for the next academic year in about six months. | 0:24:19 | 0:24:22 | |
Well, it's now ten and half months after our first visit | 0:24:25 | 0:24:27 | |
and we return to meet the family again. | 0:24:27 | 0:24:31 | |
The former kitchen at the back has been cleared | 0:24:34 | 0:24:36 | |
and the room is now a living area once again, because the | 0:24:36 | 0:24:40 | |
kitchen has been relocated into the utility room | 0:24:40 | 0:24:43 | |
in the rear extension. | 0:24:43 | 0:24:45 | |
You still have to go through the kitchen to get to the bathroom | 0:24:45 | 0:24:49 | |
where the suite has been retained and new flooring laid. | 0:24:49 | 0:24:53 | |
But the plans for the property have taken a detour. | 0:24:56 | 0:24:59 | |
Well, when we originally bought the property | 0:24:59 | 0:25:01 | |
we planned to rent it to four students, | 0:25:01 | 0:25:04 | |
and that all looked great, and then, we found | 0:25:04 | 0:25:07 | |
out that there are HMO regulations which mean room sizes have to | 0:25:07 | 0:25:11 | |
be a specific size in communal areas, so, in the end, | 0:25:11 | 0:25:15 | |
we realised that we couldn't do it, even if we shifted walls | 0:25:15 | 0:25:19 | |
and sorted things out. | 0:25:19 | 0:25:21 | |
We ended up having to keep it as more of a family home, | 0:25:21 | 0:25:25 | |
and we're actually renting it out to a couple now, which is great. | 0:25:25 | 0:25:28 | |
Yeah, and they are lovely, so, I feel good about that. | 0:25:28 | 0:25:31 | |
# Gonna make you feel good Gonna make you feel good. # | 0:25:31 | 0:25:37 | |
It means upstairs | 0:25:38 | 0:25:39 | |
the three bedrooms have remained in their original configurations, | 0:25:39 | 0:25:44 | |
decorated, and the damp doors dealt with. | 0:25:44 | 0:25:47 | |
Downstairs, the living room has been returned to its original use. | 0:25:49 | 0:25:54 | |
But treating the damp in the former kitchen | 0:25:54 | 0:25:56 | |
threw up some unexpected problems. | 0:25:56 | 0:25:58 | |
Well, when we came to this wall, we had real problems with the damp. | 0:26:00 | 0:26:05 | |
There was poor guttering and it was letting in a lot of water, | 0:26:05 | 0:26:08 | |
the slates on the roof needed sorting. | 0:26:08 | 0:26:12 | |
There was also another problem - there were some units here | 0:26:12 | 0:26:15 | |
and when they took them out, they found some dry rot. | 0:26:15 | 0:26:18 | |
That had to be sorted and that was quite costly and time-consuming. | 0:26:18 | 0:26:21 | |
The work took longer than expected, | 0:26:23 | 0:26:25 | |
but with Sophie's help, they did a lot of the decorating themselves. | 0:26:25 | 0:26:29 | |
Time to "brush up" on the budget. | 0:26:29 | 0:26:31 | |
Did that stick to what it said on the tin? | 0:26:31 | 0:26:34 | |
Well, I think we originally estimated about 7,000, | 0:26:34 | 0:26:37 | |
but with solicitors' costs, auction fees, unexpected things that happened like the dry rot, the roof, | 0:26:37 | 0:26:43 | |
it ran to about 11,000 at the end. | 0:26:43 | 0:26:46 | |
With the 56,500 they spent at auction, | 0:26:47 | 0:26:50 | |
it takes the total investment to 67,500. | 0:26:50 | 0:26:55 | |
Time to see what two local estate agents think of the finish | 0:26:55 | 0:26:58 | |
-they've achieved. -I think it was a good idea not to pursue | 0:26:58 | 0:27:01 | |
the student route for this property. | 0:27:01 | 0:27:03 | |
The sizes of the three bedrooms upstairs would always | 0:27:03 | 0:27:05 | |
make it difficult for student occupation. | 0:27:05 | 0:27:07 | |
Overall, the property is deceptively spacious. | 0:27:07 | 0:27:10 | |
I think the property could be improved | 0:27:10 | 0:27:12 | |
by refitting the kitchen and also the bathroom. | 0:27:12 | 0:27:15 | |
Could the property be worth more than the £67,500 invested? | 0:27:15 | 0:27:20 | |
In the current configuration for the property, | 0:27:20 | 0:27:23 | |
I'd recommend an asking price in the region of 80-£85,000. | 0:27:23 | 0:27:26 | |
I'd currently value the property at £75,000. | 0:27:26 | 0:27:28 | |
That valuation range for the current three-bedroom configuration | 0:27:29 | 0:27:34 | |
would generate a profit of £7,500-£17,500 | 0:27:34 | 0:27:38 | |
before taxes and expenses. | 0:27:38 | 0:27:41 | |
Interestingly, both agents agreed the rental income would be | 0:27:41 | 0:27:44 | |
£450 per calendar month | 0:27:44 | 0:27:47 | |
in its current configuration - a yield of 8%. | 0:27:47 | 0:27:50 | |
And Hillary and Andre are achieving a slightly higher figure. | 0:27:50 | 0:27:54 | |
They haven't added a student let to their portfolio. | 0:27:54 | 0:27:57 | |
I wonder if they'll be trying again. | 0:27:57 | 0:27:59 | |
All the complications have made us think it is perhaps a little bit | 0:27:59 | 0:28:03 | |
harder renting to students than you actually first think. | 0:28:03 | 0:28:06 | |
Well, that's it for today. | 0:28:11 | 0:28:12 | |
Join us next time for more Homes Under the Hammer. | 0:28:12 | 0:28:15 | |
-We'll look forward to seeing -you then. BOTH: Goodbye. | 0:28:15 | 0:28:17 |