105 Fairfoot Road, LONDON, London, E3 4EJ

Description

Leasehold ground floor maisonette with two bedrooms, shower room/wc, reception room, kitchen, cloakroom/wc and garden.

Accommodation

First floor: Two bedrooms, shower room/wc. Ground floor: Reception room, kitchen, cloakroom/wc. Outside: Garden.

Location

The property is located on Fairfoot Road. Shopping amenities are available locally within Tower Hamlets, with a further range of amenities in Central London to the west. Public transport links include Bromley-by-Bow London Underground Station to the east and Devons Road Station to the south east, along with local bus services. Road links include the A12 to the east and the A11 to the north. Tower Hamlets Cemetery Park is to the west.

Tenure / Property Information

Investment Analysis

The strongest evidence is the same-road sale at £395,000 in March 2025 and £406,000 in April 2026. A lower same-road sale at £265,000 in October 2024 demonstrates a wide evidence range, although the supplied data does not explain differences in condition, size, lease length or transaction circumstances. A base GDV of £395,000 is used, with low and high scenarios of £265,000 and £406,000 respectively. The 82-year lease and awaited lease information require particular scrutiny.

Investment Snapshot

Strategy Recommendation

Do not rely on BTL or BRRR without verified rent and lease/legal information. Consider only a tightly priced purchase subject to legal-pack review, with the resale evidence offering a possible owner-occupier or resale route but no confirmed profit.

Works Required

No refurbishment works are evidenced in the supplied information. Inspection, legal-pack review and confirmation of the property's actual condition are required before assigning a works budget.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £280,000 guide, the base GDV scenario implies a 75% refinance figure of £296,250 before allowing for works, finance, tax, selling or other acquisition costs. The apparent headroom is therefore not sufficient to confirm a viable BRRR outcome, particularly with an 82-year lease, unknown lease terms and unquantified seller fees.

Buy-to-Let Analysis

BTL analysis cannot be completed because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Acquisition costs also include the known £1,800 inclusive-of-VAT contract documentation fee, with possible additional seller fees not quantified.

Flip Analysis

The guide is £115,000 below the base GDV indication before the known £1,800 documentation fee and any works, finance, tax, selling costs or additional seller fees. A reliable flip surplus cannot be calculated because condition, total project costs and selling costs are unsupported. The lower £265,000 comparable also shows material downside risk.

Investor Risks & Due Diligence

• The lease has 82 years remaining and full lease information is awaited.

• Additional seller fees may be payable on completion but are not quantified.

• No sufficiently specific rental evidence is available, so rental yield cannot be established.

• The property's condition and any required works are not evidenced.

• The comparable sales show a wide range from £265,000 to £406,000, with no supplied explanation for the differences.

• Legal-pack details, including lease terms and any other title matters, require review.

Recommendation

Do not rely on BTL or BRRR without verified rent and lease/legal information. Consider only a tightly priced purchase subject to legal-pack review, with the resale evidence offering a possible owner-occupier or resale route but no confirmed profit.

Strategy Rating

Analysis Confidence

There are several relevant same-road completed sales, including two recent transactions, but property size, condition, lease details beyond the remaining term, rental evidence, seller fees and works requirements are unavailable.