187 Charlemont Road, East Ham, London, E6 6AG

Description

A Vacant End of Terrace House in Need of Modernisation Arranged to Provide Two Flats. (1 x One Bedroom and 1 x Two Bedroom). Potential for a Loft Extension (Subject to Obtaining all Relevant Consents)

Accommodation

Ground Floor: Three Rooms (One with En-Suite), Kitchen. First Floor: Two Rooms, Kitchen, Bathroom. Exterior: Rear garden with rear access.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Gooseley Playing Fields are within easy reach. Transport links are provided by East Ham underground station (Circle line) and Barking rail station.

Tenure / Property Information

Investment Analysis

The strongest evidence is the completed sale of the same property at £252,500 on 3 August 2026. Other Charlemont Road terraced freehold sales range from £275,000 to £385,000, but their accommodation, condition and transaction dates are not sufficiently comparable. A base GDV/market-value proxy of £252,500 is therefore used, with a cautious evidence range of £245,000–£275,000. This is not a formal valuation and does not quantify any uplift from refurbishment or a loft extension.

Investment Snapshot

Strategy Recommendation

Proceed only after reviewing the legal pack, confirming the two-flat arrangement and obtaining a survey and detailed refurbishment budget. Do not rely on the apparent guide-to-comparable gap as a confirmed profit margin.

Works Required

Modernisation of the vacant house and its two-flat layout is indicated, but the evidence does not identify specific defects or provide a quantified scope. Any loft extension remains subject to all relevant consents. Obtain a full survey, refurbishment schedule and confirmation of the legal/planning status of the two-flat arrangement.

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. The same-property sale provides a £252,500 value anchor, but refurbishment costs, rental income, finance costs, legal status and refinance assumptions are unavailable. The £1,800 administration charge is known, while further disbursements and special-condition costs are unspecified.

Buy-to-Let Analysis

BTL returns cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. The two-flat configuration may offer separate letting potential, but no rent, compliance or layout evidence is provided.

Flip Analysis

The latest same-property completed sale was £252,500, close to the £230,000+ guide before the £1,800 administration charge and any other costs. A flip surplus cannot be calculated because refurbishment costs, selling costs and the legal-pack disbursements are not quantified. The available evidence does not demonstrate a sufficient margin.

Investor Risks & Due Diligence

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

• The legal and planning status of the arrangement as two flats is not evidenced.

• Any loft extension is subject to obtaining all relevant consents and should not be assumed in the valuation.

• The £1,800 administration charge applies and further disbursements or special-condition charges may become payable.

• No reliable rental evidence is supplied, preventing yield and refinancing analysis.

• The comparable sales have differing dates and unknown accommodation and condition, limiting valuation precision.

Recommendation

Proceed only after reviewing the legal pack, confirming the two-flat arrangement and obtaining a survey and detailed refurbishment budget. Do not rely on the apparent guide-to-comparable gap as a confirmed profit margin.

Strategy Rating

Analysis Confidence

There is a recent completed sale for the exact property and several same-road sales, but no quantified works, rent, EPC, planning or compliance evidence, and additional purchase and selling costs are not fully disclosed.