175 Cann Hall Road, London

Description

Three bedroom terraced property benefiting from a rear garden, well located for the amenities of High Road Leytonstone, in need of modernisation, vacant.

Accommodation

Ground Floor - Reception Room/Dining Room, Kitchen, WC; First Floor - Three bedrooms, Bathroom/WC

Location

The property is situated in a residential area of Leytonstone, with a range of local shops, cafés and everyday amenities nearby. Nearby schools, supermarkets and the shops and restaurants of High Road Leytonstone further enhance the area's convenience. The property is conveniently located for Cann Hall Park and the expansive Wanstead Flats, which offer green space and opportunities for outdoor recreation. Local transport links include Leytonstone High Road Overground station and Leytonstone Underground station.

Tenure / Property Information

Investment Analysis

The supplied HM Land Registry comparables are freehold terraced properties on Cann Hall Road, ranging from £427,000 to £590,000. The most recent sales are £590,000 on 21 May 2026 and £450,000 on 6 February 2026. As bedroom counts, floor areas and condition are not supplied, comparability is limited. A cautious base GDV of £450,000 is adopted, with an evidence range of £427,000 to £590,000 rather than treating the highest sale as directly comparable. The £360,000 guide is before the buyer fee, VAT if applicable and any seller charges.

Investment Snapshot

Strategy Recommendation

Do not set a bid from the guide alone. Obtain a full survey, detailed refurbishment quotations, legal special conditions and a local rental assessment first. Subject to those checks, the evidence currently supports only a cautious refurbishment-led resale assessment, not a confirmed BTL or BRRR strategy.

Works Required

Modernisation is required, but the evidence does not identify specific defects or provide a scope of works. A survey and contractor quotations are required before budgeting; works may include updating the existing accommodation, kitchen, bathroom, finishes and services only where confirmed necessary.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed reliably. At the adopted £450,000 base GDV, 75% refinancing would be £337,500, but the total acquisition and refurbishment cost is unknown because no works allowance or complete fee schedule is supplied. The refinance may therefore not recover the required capital.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Refurbishment costs, buyer fees, VAT position and seller charges are also unknown, so neither rent yield nor total-cost yield can be calculated.

Flip Analysis

The sold evidence supports a broad resale reference range of £427,000 to £590,000, with £450,000 adopted as the base GDV. A flip surplus cannot be calculated because refurbishment costs, buyer charges, VAT, seller charges and selling costs are not supplied. The property is described as needing modernisation, creating execution and margin risk.

Investor Risks & Due Diligence

• The property is stated to need modernisation, but the extent and cost of works are unknown.

• Comparable sale prices vary materially from £427,000 to £590,000 and detailed comparability information is unavailable.

• No sufficiently specific rental evidence is supplied, preventing BTL yield analysis.

• The guide excludes the buyer fee and VAT may apply.

• Seller special conditions may include additional charges and may confirm that VAT is chargeable on the sale price.

• No EPC, council tax, parking or heating information is supplied.

• A vacant auction purchase may require rapid funding and completion, but the supplied evidence does not confirm the auction terms.

Recommendation

Do not set a bid from the guide alone. Obtain a full survey, detailed refurbishment quotations, legal special conditions and a local rental assessment first. Subject to those checks, the evidence currently supports only a cautious refurbishment-led resale assessment, not a confirmed BTL or BRRR strategy.

Strategy Rating

Analysis Confidence

There are several same-road completed sales and a stated freehold vacant three-bedroom profile, but the comparables lack bedroom, size and condition details. Rent, refurbishment costs, buyer fees, VAT, seller charges and selling costs are unavailable.