20 King George Avenue, London E16 3HP

Description

A 2 bedroom, 2 reception room terraced house currently let at £1,875 per calendar month (£22,500 per annum). The property overlooks King George V Park, within easy reach of both Custom House and Royal Albert DLR stations. In addition Prince Regent station (Elizabeth Line) is within a short walk. Convenient for the City, Canary Wharf and Docklands.

Accommodation

Ground floor: Entrance hall, 2 reception rooms (one currently used as a bedroom), kitchen, rear lobby, shower room. First floor: 2 bedrooms.

Location

The property overlooks King George V Park, within easy reach of both Custom House and Royal Albert DLR stations. Prince Regent station (Elizabeth Line) is within a short walk. Convenient for the City, Canary Wharf and Docklands.

Tenure / Property Information

Investment Analysis

The five same-street completed sales range from £382,000 to £466,000, with a median of £406,000 and an arithmetic average of £427,760. The most recent supplied sale was £382,000 on 16 January 2026, while the other sales are older. A reasonable evidence-based scenario range is £382,000 to £427,760, with £406,000 used as the base GDV. Differences in condition, accommodation and timing are not evidenced.

Investment Snapshot

Strategy Recommendation

Conditional buy-to-let is the more supportable strategy at the guide because current rent implies a 6.62% gross guide-price yield, but the imminent vacancy and lack of rental comparables require re-letting evidence and full cost due diligence. Do not rely on a flip or BRRRR exit without confirming condition, costs and achievable GDV.

Works Required

No specific defects or refurbishment requirements are supplied. Allow for inspection, statutory checks and any necessary repairs or redecoration only after viewing; no works allowance can be supported from the evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £340,000 guide, the stated current rent gives a 6.62% gross guide-price yield. A 75% refinance of the £406,000 base GDV would be £304,500. Total project cost, cash left in and equity cannot be calculated because refurbishment costs and any additional special-condition fees are unsupported.

Buy-to-Let Analysis

The stated current rent is £1,875 pcm, equivalent to £22,500 per annum, producing a 6.62% gross yield against the £340,000 guide price before finance, management, maintenance, voids and purchase costs. However, the tenant has given notice and the property is due to become vacant on 2 January 2027. No sufficiently specific external rental comparables or auctioneer rent estimate are available, so future rent and a net yield cannot be established.

Flip Analysis

The supplied completed sales support a base GDV of £406,000, with a low scenario of £382,000 and a high scenario of £427,760. Against the £340,000 guide, the apparent gross margin is limited before the £2,700 buyer fee, works, finance, selling costs and taxes. A flip surplus cannot be calculated without supported works and selling allowances.

Investor Risks & Due Diligence

• The tenant has given notice and the property is due to become vacant on 2 January 2027, creating reletting and void risk.

• No specific condition or refurbishment information is supplied, so project costs cannot be estimated.

• No sufficiently specific external rental comparables or auctioneer rent estimate are available.

• Tenure information is blank and should be verified before bidding.

• Additional fees may be listed in the Special Conditions of Sale.

• The completed comparables range from £382,000 to £466,000 and vary by sale date, indicating valuation uncertainty.

Recommendation

Conditional buy-to-let is the more supportable strategy at the guide because current rent implies a 6.62% gross guide-price yield, but the imminent vacancy and lack of rental comparables require re-letting evidence and full cost due diligence. Do not rely on a flip or BRRRR exit without confirming condition, costs and achievable GDV.

Strategy Rating

Analysis Confidence

Same-street sold comparables and current stated rent are available, but tenure, condition, EPC, future rent, refurbishment costs, selling costs and possible special-condition fees are not supplied.