31 Trust Walk, Herne Hill, London, SE21 8LB

This is a medium-scale modernisation project with a useful three-bedroom layout, separate reception and kitchen/dining spaces, and a rear garden. The dated finishes, worn flooring and overgrown garden give a buyer clear scope to refresh the interiors and improve the outdoor space; the kitchen has a particularly tired appearance, including an apparently damaged or unfinished area beneath the sink. Its position near Brockwell Park and the amenities of Herne Hill and Tulse Hill adds to the appeal.

The £275,000 guide price cannot yet be judged against local £/sqf values because the floor area is missing. The sale is by auction, and bidding can take the hammer above the guide, so the eventual price may not stay this cheap. The overall score is low, with value and project economics still difficult to assess from the available floor-area data.