117 East End Road, Finchley, London

Description

Internally arranged to provide two self-contained flats. The first floor flat is vacant. The first floor flat comprises a reception room, three bedrooms, kitchen and bathroom with WC. The first floor flat extends to approximately 95 sq m (1,023 sq ft) GIA, source EPC. The ground floor flat is subject to a long lease.

Accommodation

Two self-contained flats. First floor flat: reception room, three bedrooms, kitchen and bathroom with WC. First floor flat approximately 95 sq m (1,023 sq ft) GIA.

Location

Situated on the north side of East End Road, near the junction with Sedgemere Avenue. Shops and amenities are available along the High Road in East Finchley. East Finchley underground station is approximately 0.7 miles to the south east. The North Circular Road (A406) is easily accessible, offering connections to the A1, M1 motorway and A40. Cherry Tree Wood and Highgate Wood are nearby, with Hampstead Heath also within reach.

Tenure / Property Information

Investment Analysis

The supplied completed-sale comparables are historic transactions from 1997 and 2000 and do not support a current market value or GDV for this two-flat arrangement. No current comparable, valuation, lease terms, first-floor condition assessment, or sufficiently specific rental evidence is provided. The £382,500+ guide is therefore not independently validated by the supplied evidence.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence alone. Obtain a current valuation, full lease and title review, survey, compliance information and rental evidence before considering the vacant first-floor flat.

Works Required

No specific works are evidenced. A survey and verification of the first-floor flat’s condition, statutory compliance and layout would be required before any refurbishment allowance can be estimated.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR cannot be underwritten from the supplied evidence. Current GDV, refurbishment cost, achievable rent, finance costs and the detailed terms of the ground-floor long lease are unavailable, so refinance proceeds and cash left in cannot be calculated.

Buy-to-Let Analysis

BTL yield cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The first-floor flat is vacant, while the ground-floor flat is sold off on a long lease; the lease terms, income position and landlord obligations are not provided.

Flip Analysis

A flip appraisal cannot be supported because there is no current GDV evidence, refurbishment budget, selling-cost allowance or confirmed scope of works. The historic comparable sales are insufficient for a current resale assessment.

Investor Risks & Due Diligence

• The ground-floor flat is sold off on a long lease, but lease length, rent, service-charge position, repairing obligations and other terms are not supplied.

• The first-floor flat is vacant, but its condition, statutory compliance and any required works are not evidenced.

• No sufficiently specific rental evidence or auctioneer rent estimate is available.

• Additional seller or third-party charges may apply, but no amounts are supplied.

• The available completed-sale comparables are substantially historic and do not establish current value.

Recommendation

Do not bid on the current evidence alone. Obtain a current valuation, full lease and title review, survey, compliance information and rental evidence before considering the vacant first-floor flat.

Strategy Rating

Analysis Confidence

The property description and guide price are supplied, but current valuation evidence, condition, lease details, rent, fees and project costs are materially incomplete.