183 Earlham Grove, Forest Gate, London

Description

A freehold semi-detached house comprising two large self contained flats with a substantial rear garden. The property offers excellent asset management and future development potential, subject to the necessary consents.

Accommodation

Ground Floor Flat - Reception Room, Two Bedrooms, Kitchen/Diner, Bathroom/WC. First Floor Flat - Reception Room, Two Bedrooms, Kitchen/Diner, Shower Room/WC. Outside - Off Street Parking, Large Rear Garden.

Location

The property is situated on a popular residential road in Forest Gate, approximately 1.5 miles north east of Stratford and 2 miles south of Wanstead. Excellent transport links are available via Forest Gate station (Elizabeth Line), whilst extensive shopping, leisure and employment facilities are provided at Stratford. The open spaces of Wanstead Flats are also within easy reach.

Tenure / Property Information

Investment Analysis

No completed sale comparables, formal valuation or supported GDV evidence was supplied. The £900,000 guide is an auction guide only and should not be treated as market value. The property is described as a freehold semi-detached house containing two self-contained flats, but no evidence quantifies any development value or refurbishment requirement.

Investment Snapshot

Strategy Recommendation

Do not bid on the supplied evidence alone. Obtain completed comparables, independent rental assessments for both flats, a detailed survey, planning advice and the full auction special conditions before considering purchase.

Works Required

No specific defects or refurbishment works are evidenced. Allowance cannot be estimated from the supplied information. Any future development potential is subject to the necessary consents and should not be assumed in the appraisal.

Rental & Market Context

Potential BRRR Position

A BRRR appraisal cannot be completed without supported GDV, rent, refurbishment costs and known buyer or seller charges. Refinancing at 75% of GDV is therefore unquantifiable. Development potential is expressly subject to consent and should not be included without evidence.

Buy-to-Let Analysis

BTL returns cannot be established because no sufficiently specific rental evidence, auctioneer rent estimate, occupancy information or complete acquisition-cost data was supplied. The two-flat configuration may support separate letting, but rent, compliance and operating assumptions remain unverified.

Flip Analysis

A flip appraisal cannot be completed because no supported resale GDV, works budget or selling-cost allowance was supplied. The £900,000 guide alone does not establish a resale margin.

Investor Risks & Due Diligence

• Buyer fee amount is unspecified.

• Seller's special conditions may contain additional seller charges and may confirm VAT is payable on the sale price.

• The property's development potential is subject to necessary consents.

• No sufficiently specific rental evidence or passing-rent information was supplied.

• Occupancy and tenancy status are not provided.

• No condition survey or refurbishment budget was supplied.

Recommendation

Do not bid on the supplied evidence alone. Obtain completed comparables, independent rental assessments for both flats, a detailed survey, planning advice and the full auction special conditions before considering purchase.

Strategy Rating

Analysis Confidence

The property description, guide, tenure and accommodation are supplied, but there are no completed comparables, rental evidence, refurbishment costs, occupancy details, buyer fee, seller charges, VAT position or supported GDV.