Goffs Oak Avenue, Goffs Oak, Waltham Cross
London
£450,000
Listed on 10/10/2026
Listed on 10/10/2026
The listing
Property details
Bedrooms
3Type
End Of TerraceArea
764 sqftFeatures
- Garden
- Parking
Description
Set within a cul-de-sac in Goffs Oak, this chain-free three-bedroom home has a generous plot, a reception room, a fitted kitchen and a family bathroom. Off-street parking is available for two vehicles. The accommodation is described as needing some updating, offering scope for a buyer to refresh the existing rooms and make changes to suit their needs.
The property has previously had planning permission for a two-storey extension. The permission and its current status should be checked, and any future proposals would need to be assessed for planning feasibility. The garden includes a patio, lawn and shrub borders.
Local shops, cafés, pubs, restaurants, schools and green spaces are nearby. Cuffley and Cheshunt stations provide rail connections into London. The property is freehold, falls within Enfield Council and is in Council Tax Band D.
WHOTS analysis
Our WHOTS verdict
An internal assessment of the opportunity to acquire, improve and create value.
35out of 100
Grade ELow opportunity
Confidence: MEDIUM
This three-bedroom home has a useful project canvas: the reception room and bedrooms show marked walls and dated finishes, while the older kitchen and bathroom offer scope to update the interiors. The generous-looking garden, parking for two vehicles and cul-de-sac setting add appeal, and the listing mentions previous permission for a double-storey extension, though its current status is unconfirmed. Dark staining at the base of a reception-room wall is visible, but its cause is unclear; the garden and driveway also need attention.
The numbers are the main constraint. At £450,000, the asking price is above the local £/sqf benchmark, and adding the £35,000–£65,000 renovation range puts the indicative purchase-plus-works cost at roughly £485,000–£515,000. That is stretched against the local benchmark for this floor area; it is not a forecast of the value after renovation. Overall, this is a substantial improvement project with some attractive features, but the current price and economics make it a low-opportunity proposition.
Key opportunities
- Refresh the marked walls and dated finishes to give the reception room and bedrooms a more cohesive, modern feel.
- Rework the older kitchen and bathroom as part of a wider update to suit a buyer’s preferred style.
- Clear and improve the garden, with the plot and off-street parking adding useful family-home appeal; the listing also refers to previous double-storey extension permission, which would need verification.
Key risks
- Marked and patched walls, dated finishes, garden clearance and worn driveway surfaces make this a coordinated improvement programme rather than a quick cosmetic refresh; allow for the £35,000–£65,000 works range and a suitable programme.
- At the asking price, adding the stated works range leaves purchase-plus-renovation costs well above the local benchmark for this floor area, limiting the apparent value opportunity.
- Budget around £500,000 when purchase and the £50,000 refurb range are added together — roughly 20% above what comparable floor area achieves locally in current condition; we have not assumed a post-renovation resale figure.
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Current average 2-year fixed rate is 4.45%
Current average variable rate is 6.60%
Monthly Repayments
£1,700
Based on a loan of £337,500 over 30 years at 4.45% interest
These results are estimates and are only intended as a guide. Make sure you obtain accurate figures from your lender before committing to any mortgage. Your home may be repossessed if you do not keep up repayments on a mortgage.
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