15-15A New Barn Street, Plaistow, London

Description

A two storey mid terrace building currently arranged as a six room house. Potential to convert into two dwellings, subject to requisite consents. Benefitting from rear yard and roof terrace.

Accommodation

Ground floor - Three rooms, Two Shower rooms, Kitchen. First floor - Three rooms (one with en-suite), Shower room, Utility.

Location

The property is located near to the junction of New Barn Street and Barking Road. Shopping amenities are available nearby along Barking Road and Plaistow. Recreational amenities include Cumberland Playing Field and Roman Road Playing Fields. Transport links include Canning Town Station, West Ham Station and Plaistow Underground stations; Canning Town Station and West Ham Station DLR stations; and West Ham National Rail station.

Tenure / Property Information

Investment Analysis

The guide is £400,000. The strongest evidence is the reported £400,000 sale of 15 New Barn Street on 10 April 2026, although the evidence does not confirm whether that transaction reflects the same current six-room arrangement, condition or any conversion potential. Other same-street sales range from £225,000 to £400,000 but are from different properties and dates. A base GDV of £400,000 is supportable, but reliable low/high scenarios cannot be established. The stated potential for two dwellings is subject to requisite consents and is not treated as achieved value.

Investment Snapshot

Strategy Recommendation

Conditional acquisition only: obtain auction legal documents, confirm the status and feasibility of the two-dwelling conversion, inspect condition and quantify all works and fees before bidding. Do not rely on the three-bedroom asking rent for underwriting.

Works Required

Investigate and, if viable, pursue the required consents for conversion into two dwellings. Any internal reconfiguration, upgrading of the existing shower rooms, kitchen, utility, rear yard and roof terrace should be assessed after inspection and review of the legal and planning information. No works allowance is supported by the evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

On the supported £400,000 base GDV, 75% refinancing equates to an indicative £300,000. Total acquisition and works cost cannot be calculated because refurbishment costs, buyer premium, VAT and other charges are unavailable. The conversion opportunity remains conditional on requisite consents, so cash recycling and equity outcomes are unverified.

Buy-to-Let Analysis

A Zoopla asking rent of £2,400 pcm for a three-bedroom house is available, but this property is currently described as a six-room house and may potentially become two dwellings. The evidence therefore does not establish an appropriate passing or achievable rent, and a reliable BTL yield cannot be calculated. Buyer fees, VAT exposure and other charges are also unknown.

Flip Analysis

A £400,000 base GDV is supported by the reported same-address sale, but no works budget, buyer costs, VAT position or selling allowance is supplied. Consequently, a flip surplus and maximum viable purchase price cannot be calculated. The acquisition price should not be justified solely by the potential conversion without confirming consents and costs.

Investor Risks & Due Diligence

• Conversion into two dwellings is only potential and is subject to requisite consents.

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

• Buyer premium, VAT and any seller or other charges are not quantified.

• The only rental evidence is an advertised asking rent for a three-bedroom house, not achieved rent or rent for this six-room arrangement.

• The reported same-address sale may not be directly comparable to the current layout, condition or legal/planning position.

• The property is vacant, so no passing rent is evidenced.

Recommendation

Conditional acquisition only: obtain auction legal documents, confirm the status and feasibility of the two-dwelling conversion, inspect condition and quantify all works and fees before bidding. Do not rely on the three-bedroom asking rent for underwriting.

Strategy Rating

Analysis Confidence

There is a strong same-address completed sale at £400,000, but the evidence lacks floor area, condition, planning status, EPC, buyer fees, VAT details, works costs and a directly comparable rent for the existing or proposed arrangement.