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179 Upton Lane, Forest Gate, London E7 9PJ
Mid Terrace Building Arranged to Provide a Ground Floor Reta
179 Upton Lane, Forest Gate, London E7 9PJ
For Sale
£390,000+
Marketed by:
Auction House London
1a, 5 Hampstead Gate, London NW3 6AL, UK
020 7625 9007
Auction Details :
Auction House London
Auction Date :
02/09/26
Lot Number :
066A
Key Features
A Vacant Mid Terrace Building Arranged to Provide a Ground Floor Retail Unit and a First Floor Three Bedroom Flat
Freehold
Description
A vacant mixed-use mid terrace building arranged as a ground-floor retail unit with a three-bedroom flat on the first floor.
Location
Situated on Upton Lane in Forest Gate, east London, close to local shops, services and transport links.
Investment Analysis
Investment Snapshot
Guide Price | £390,000+ |
Tenure | Freehold |
Refurbishment / Upgrade Budget | £10,000–£30,000 |
Purchase + Works | £400,000–£420,000 |
Estimated Private Rent | Requires local comparable research |
Estimated GDV / Investment Value | Requires verified sold/investment comparables |
Suggested Strategy | Commercial Refurbishment / Asset Management |
Property & Refurbishment
I would initially allow approximately £10,000–£30,000 for the works indicated by the listing, investor-grade finishing and contingency. This is an HB/AI feasibility allowance rather than a contractor quotation. A full survey and itemised trade pricing are required before fixing the budget.
Rental Analysis
No sufficiently reliable property-specific rental comparable was independently verified during this batch market check. I have therefore not invented a market rent. For a final bid decision, research like-for-like current/achieved lettings in the same street, postcode and immediate area.
GDV / Resale Analysis
No sufficiently specific sold comparables were independently verified for this property during this high-volume batch market check. I have therefore not manufactured a GDV figure. Before bidding, establish value from recent like-for-like completed sales or, for commercial/tenanted assets, appropriate investment-yield evidence. Any future HB estimate should be clearly distinguished from a RICS valuation.
Properties Sold Within Approx. 5 Miles
Address | Property Type | Sold Price | Sold Date |
No sufficiently specific sold comparables were independently verified during this market check. This is intentionally left evidence-led rather than populated with fabricated transactions.
Potential BRRR Position
A reliable BRRR refinance calculation cannot be produced until a comparable-supported completed value and, where relevant, achievable rent are established. Any refinance would also depend on lender valuation, LTV, rental stress tests, construction, tenure and borrower criteria.
Flip Analysis
A flip should only be pursued once a conservative resale value has been supported by recent completed-sale evidence. Deduct acquisition tax, the auction administration charge, legal fees, finance, holding costs, refurbishment/development costs, contingency and selling costs; headline guide-to-value uplift is not net profit.
Investor Risks & Due Diligence
Review the complete legal pack, title/lease and all auction disbursements before bidding.
Obtain an appropriate survey/site inspection and contractor or professional costings.
Verify any stated tenancy, lease, rent, possession or planning information independently.
Obtain recent like-for-like sold and rental evidence before fixing GDV or achievable rent.
Recommendation
Preferred strategy: Commercial Refurbishment / Asset Management. The recommendation is based on the listing facts and current configuration. Because property-specific sold/rental comparables were not verified for every lot in this batch, the final bid ceiling should be set only after local market evidence and legal/condition due diligence are completed.
Strategy Rating
BRRR: ★★☆☆☆
Buy-to-Let: ★★★☆☆
Flip: ★★★☆☆
Development: ★☆☆☆☆
Property Location:
179 Upton Lane, Forest Gate, London E7 9PJ
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