17B Oliver Road, Waltham Forest, London, E10 5JY

Description

A Vacant First Floor Two Bedroom Maisonette in Need of Modernisation. The property comprises a first floor two bedroom maisonette situated within a mid terrace building arranged over ground and first floors.

Accommodation

First Floor: Reception Room, Kitchen, Two Bedrooms, Bathroom.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Coronation Gardens are within easy reach. Transport links are provided by Leyton underground station (Central line) and Lea Bridge rail station.

Tenure / Property Information

Investment Analysis

The only supplied completed comparable is 25 Johnston Court, Oliver Road, E10 5JY, a leasehold flat/maisonette sold for £287,000 in August 2018; an earlier sale was £220,000 in November 2006. These sales are not confirmed to be the same size, layout, condition or building as 17B, and there is no current comparable evidence, floor area or quantified modernisation scope. A reliable current GDV or maximum bid cannot therefore be established from the supplied evidence. The £250,000+ guide is subject to the £1,800 administration charge and any legal-pack disbursements or other special-condition charges.

Investment Snapshot

Strategy Recommendation

Do not bid on the supplied evidence alone. Obtain a physical inspection, current comparable sales, renovation quotations and full legal-pack review before considering a refurbishment-led resale or letting strategy.

Works Required

Modernisation of the vacant first-floor two-bedroom maisonette, with the precise scope to be confirmed by inspection and the legal pack. No specific defects or work items have been supplied, so no detailed works allowance is assumed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be quantified because current GDV, refurbishment cost, achievable rent and refinance terms are unsupported. The 2018 £287,000 comparable provides historical context only and is insufficient to establish a current refinance value.

Buy-to-Let Analysis

The property is vacant and described as needing modernisation, but no sufficiently specific rental comparable or auctioneer rent estimate has been supplied. BTL rent and yield cannot be established. The £1,800 administration charge and any legal-pack or special-condition costs would also need to be included in a full appraisal.

Flip Analysis

A flip appraisal cannot be completed reliably. The property requires modernisation, but no works budget or current resale evidence is supplied. The 2018 £287,000 sale is not sufficiently comparable or current to support a resale surplus calculation.

Investor Risks & Due Diligence

• Current market value cannot be established from the supplied historical comparables.

• Modernisation scope and refurbishment cost are unquantified.

• Rental income and investment yield cannot be assessed.

• The £1,800 administration charge is payable, with possible additional legal-pack disbursements and special-condition charges.

• Leasehold terms, service charges, ground rent and other legal details have not been supplied.

• Auction purchase is subject to the legal pack and completion requirements.

Recommendation

Do not bid on the supplied evidence alone. Obtain a physical inspection, current comparable sales, renovation quotations and full legal-pack review before considering a refurbishment-led resale or letting strategy.

Strategy Rating

Analysis Confidence

Evidence includes tenure, vacancy, accommodation, guide price, one administration charge and two historical sales, but lacks floor area, current comparable evidence, rent, works cost, full purchase costs and legal-pack details.