Hengrave Road, Forest Hill, London, SE23

This is a usable, light-refurb canvas with several reception and bedroom spaces, a substantial established garden and off-street parking. The dated finishes across the rooms shown offer scope for redecoration, new flooring and a cosmetic refresh, while the conservatory and rear additions are worth inspecting closely. The listing also mentions scope to extend, subject to permissions, though feasibility is not established here.

The main constraint is the price: £1,000,000 works out at about £709 per sq ft, above the local average of £616. Even allowing for the modest £6,500–£19,500 refurb range, the purchase price plus works leaves costs stretched against the local benchmark for this floor area; that comparison is not a forecast of the value after renovation. The strong fundamentals and garden appeal are positives, but the asking price makes this a weak overall opportunity at the current figure.