111 Maltings Close, Bow, London

Description

A one bedroom first floor flat, situated in a modern purpose built block. The property benefits from a balcony. The property is presented in clean decorative order. Vacant.

Accommodation

First Floor - Entrance Hallway, Open Plan Reception Room/Kitchen, Bedroom, Bathroom/WC.

Location

The property is located on Maltings Close which can be accessed off Twelvetrees Crescent. Local amenities can be found on Empson Street, Barking Road and High Street. Recreational amenities of Victoria Park, Memorial Recreation Ground and West Ham Park are all easily accessible. Transport Bromley-by-Bow - Circle, District, Hammersmith & City.

Tenure / Property Information

Investment Analysis

Five same-development leasehold flat sales range from £265,000 to £355,000 between July 2024 and December 2025. The evidence does not provide comparable bedroom counts, floor areas, condition or lease terms beyond the subject lease, so a precise valuation is not possible. A cautious base GDV of £280,000 is used, broadly aligned with the £278,000 and £280,000 sales; £265,000 and £355,000 are used as evidence-based low and high scenarios.

Investment Snapshot

Strategy Recommendation

Potentially attractive as a buy-to-let or BRRR purchase at the guide, subject to confirming the £1,800 asking rent, lease terms, service charge, ground rent, buyer premium and any special-condition costs. Do not rely on the headline yield or GDV until these are verified.

Works Required

The flat is described as being in clean decorative order, so no specific refurbishment works are evidenced. Allow for inspection, compliance checks and any minor works identified after viewing. Lease, service charge, ground rent and managing-agent information should be verified.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £280,000 base GDV, 75% gross refinancing would be approximately £210,000. This exceeds the £160,000 guide before buyer premium, works and other costs, but cash left in cannot be calculated because buyer charges, refurbishment costs and property running costs are not supplied. Actual refinance value and lending terms remain unconfirmed.

Buy-to-Let Analysis

At the £160,000 guide, the advertised asking rent of £1,800 pcm equates to £21,600 annually and a gross yield of 13.50% before the undisclosed buyer premium, service charge, ground rent, management, maintenance, voids, finance and tax. The rent is only an advertised asking figure, not achieved or passing rent. Net yield cannot be established because key costs are missing.

Flip Analysis

The evidence supports a broad resale range of £265,000 to £355,000, with a cautious base GDV of £280,000. A flip surplus cannot be calculated reliably because refurbishment costs, buyer premium, selling costs, finance costs and other transaction charges are not supplied.

Investor Risks & Due Diligence

• Buyer premium is payable but the amount is not supplied.

• Service charge, ground rent and lease administration costs are not provided.

• The £1,800 pcm figure is an advertised asking rent, not achieved or passing rent.

• Comparable bedroom counts, floor areas, condition and exact lease details are not supplied.

• Seller charges and possible VAT treatment are subject to the Special Conditions of Sale.

• Refinance value and lending terms are not guaranteed.

• No refurbishment budget can be established from the supplied evidence.

Recommendation

Potentially attractive as a buy-to-let or BRRR purchase at the guide, subject to confirming the £1,800 asking rent, lease terms, service charge, ground rent, buyer premium and any special-condition costs. Do not rely on the headline yield or GDV until these are verified.

Strategy Rating

Analysis Confidence

Same-development completed sales and one advertised rental are available, but comparable specifications, buyer fees, service charges, ground rent, refurbishment costs and special-condition charges are missing.