16 Ilkley Road, Royal Docks, London, E16 3JX

Description

A three bedroom end of terrace house. Externally the property benefits from a rear garden. In need of modernisation. Extension potential subject to requisite consents. Vacant.

Accommodation

Ground Floor - Entrance Hallway, WC, Reception Room, Kitchen. Ground Floor - Three Bedrooms, Shower Room/WC.

Location

The property is situated on Ilkley Road in the Royal Docks area of East London, within the London Borough of Newham. Local supermarkets and everyday services are available within the Royal Docks and nearby Canning Town, with further retail and leisure amenities accessible at Gallions Reach and Canary Wharf. Recreational amenities include nearby waterside walks around the Royal Docks, with access to parks and open spaces such as Thames Barrier Park. Transport links include West Silvertown and Pontoon Dock DLR stations, regular local bus services, and road access via the A1020 and A13, providing connections across East London, Canary Wharf and Central London. Transport: Custom House - Elizabeth line; Royal Victoria - DLR.

Tenure / Property Information

Investment Analysis

The £325,000 guide cannot be validated from the supplied evidence. The only comparable is 10 Ilkley Road, which sold for £250,000 in December 2014; it is materially outdated and no current comparable evidence is provided. The property is vacant and requires modernisation, but the scale and cost of works are not quantified. Extension potential is subject to the requisite consents. No evidence-supported GDV, rent or maximum bid can therefore be established.

Investment Snapshot

Strategy Recommendation

Do not bid based on the current evidence alone. Obtain a current valuation, detailed refurbishment appraisal, rental assessment and the full auction fee schedule before considering purchase.

Works Required

Modernisation of the existing house, with the precise scope to be confirmed by inspection. Any extension would require the requisite consents and is excluded from the financial analysis.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be quantified. Purchase cost is indicated by the £325,000 guide, but refurbishment cost, achievable rent, GDV, finance costs and buyer premium are unsupported. The 2014 comparable is insufficient for a current refinance valuation.

Buy-to-Let Analysis

BTL cannot be underwritten from the supplied evidence because no sufficiently specific rental comparable or auctioneer rent estimate is provided. The property is vacant and requires modernisation, while buyer fees are also unspecified.

Flip Analysis

A flip appraisal cannot be established. The 2014 £250,000 sale on the same road is outdated, no current GDV evidence is supplied, refurbishment costs are unknown, and no selling allowance is provided.

Investor Risks & Due Diligence

• The property is described as in need of modernisation, but the scope and cost of works are unknown.

• The only supplied sale comparable dates from December 2014 and may not reflect current value.

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

• The buyer premium is unspecified and VAT may apply.

• Extension potential is subject to obtaining the requisite consents.

• The property is vacant, so no passing rental income is evidenced.

Recommendation

Do not bid based on the current evidence alone. Obtain a current valuation, detailed refurbishment appraisal, rental assessment and the full auction fee schedule before considering purchase.

Strategy Rating

Analysis Confidence

Evidence includes the guide price, basic property description and one outdated 2014 comparable, but lacks current sales, rental evidence, condition costs, buyer fees and a supported GDV.