Crescent Road, Heybridge, Maldon CM9, 4 bed detached house for sale, £650,000 - Zoopla — Property Analysis

Executive Summary

This detached property in Heybridge offers exceptional potential for a 6-bedroom professional HMO. With a large corner plot and substantial existing floor space, the layout allows for multiple en-suite rooms, significantly boosting potential yield. The local market for HMOs is strong due to proximity to employment hubs. With a strategic renovation focusing on high-spec finishes, this project is well-positioned for strong cash flow.

Acquisition Overview

Purchase Price

£650,000

Down Payment

£40,000

Interest Rate

1.00%

Bank Fee

3.00%

Estimated Refurb

£60,000

KPIs

ROCE29.1%

Gross Yield (%)7.8

Net Yield (%)5.8

Monthly Cash Flow (£)£2,641.67

Annual Cash Flow (£)£31,700.00

Licensing & Compliance

Mandatory Licence: YES (6 Occupants proposed)
Additional/Selective Licence: Check with Maldon Council.

Status: Property will require a Mandatory HMO License as the proposed configuration exceeds 5 occupants. Compliance with fire safety regulations (FD30 doors, interlinked alarms) is non-negotiable.

Property & Layout Analysis

Gym/Reception

Ground Floor - Function: Bedroom 1

Study/Bedroom

Ground Floor - Function: Bedroom 2

Kitchen/Family Room

Ground Floor - Function: Shared Kitchen/Communal

Bedroom 1

First Floor - Function: Bedroom 3 (Ensuite)

Bedroom 2

First Floor - Function: Bedroom 4

Bedroom 3

First Floor - Function: Bedroom 5

Lounge (Large)

Ground Floor - Function: Potential to split into Bedroom 6

Capacity:

Max Compliant Occupant Count: 6 People. Recommendation: Convert existing rooms and partition large lounge to achieve 6 bedrooms, maintaining communal kitchen area.

Refurbishment Plan

Strategy: Mid-spec professional finish. Focus on high-demand en-suites for premium rental income.

Refurb Breakdown:

Fire Doors & Safety Compliance£5,000

Partitioning Lounge for Bed 6£3,500

Bathroom/Ensuite 1 Install£6,000

Bathroom/Ensuite 2 Install£6,000

Kitchen Upgrade£8,000

Flooring (Whole House)£4,000

Decorating & Painting£5,000

Furniture Packages (6 Rooms)£6,000

Electrical & Data Upgrades£4,000

Plumbing Upgrades£3,500

Garden/External works£2,000

Contingency£7,000

Total Estimated Cost£60,000

Shopping List (Material Focus):

6 x Double Ottoman Beds - Cost: £1800
6 x Memory Foam Mattresses - Cost: £1200
6 x Wardrobe Sets - Cost: £1200
6 x Desk & Chairs - Cost: £600
2 x Shower Cubicles - Cost: £800
2 x Vanity Units - Cost: £400
Interlinked Fire Alarm System - Cost: £400
6 x FD30 Fire Doors - Cost: £1200
Kitchen Appliances (Fridge/Freezer) - Cost: £1000
Range Cooker/Hob Upgrade - Cost: £600
Lighting Fixtures (LED) - Cost: £300
Paint (Neutral) - Cost: £400
Laminate Flooring - Cost: £1500
Curtains/Blinds - Cost: £300
Fire Extinguishers & Signage - Cost: £150
Smart Doorbell/Security - Cost: £200

Timeline:

Weeks: 8 || Months: 2

Phase 1: Planning & Compliance (2 weeks)

Phase 2: First Fix Plumbing/Elec & Partitions (2 weeks)

Phase 3: Bathrooms & Kitchen Fitting (2 weeks)

Phase 4: Flooring, Decor & Furnishings (2 weeks)

Negotiation Points

Condition & Refurbishment

The property requires significant conversion work to achieve 6 bedrooms. Point out the potential for structural costs to be higher than estimated.

EPC Rating

EPC is "Awaited". If found to be below 'C', significant cost required to meet regulations. Price reduction sought to cover potential insulation/heating upgrades.

Property Status

Property has been on the market. Use current time on market to negotiate.

Investment Case Summary

Short Recommendation

Strong 'Buy'. The large detached plot size and room count flexibility make this an ideal candidate for a 6-bed HMO. Significant potential for capital growth and strong yield.

Detailed Recommendation

This property represents a high-potential HMO conversion. The "flexible accommodation" phrasing in the listing aligns perfectly with our 6-bed strategy. While renovation costs are estimated at £60k, the resulting yield is projected to comfortably outperform standard BTL returns. The primary risk is local council licensing requirements, so early engagement with Maldon District Council is advised to ensure the proposed 6-bed layout (including lounge conversion) is fully compliant under Article 4 directives. The property is currently listed at £650k; based on the comps in the Heybridge/Maldon area, a successful negotiation down to £620k would significantly enhance the ROCE. Proceed with a full structural survey focusing on the feasibility of the proposed partitions.