22B Bardolph Road, Holloway, London N7 0NJ

Description

A three bedroom split-level flat situated in an attractive terraced building in a highly sought after residential location. The property is located in reasonable decorative order and benefits from a private section of the rear garden. Well located for the local and recreational amenities of Holloway. Vacant.

Accommodation

First Floor - Lounge, Kitchen, Shower Room. Second Floor - Three Bedrooms.

Location

The property is located on Bardolph Road which is situated between Tabley Road and Cardwell Road. Local amenities can be found on Seven Sisters Road, Caledonian Road and Holloway Road. Recreational amenities of Hampstead Heath, Highgate Wood and Highbury Fields are all easily accessible. Transport: Caledonian Road - Piccadilly Line - London Underground; Tufnell Park - Northern Line - London Underground; Kentish Town - National Rail/Northern Line - London Underground.

Tenure / Property Information

Investment Analysis

The supplied completed-sales evidence is insufficient to establish a reliable market value or GDV: the only comparable is a £1,000 freehold sale from 2003 and is not a meaningful current comparison. The £625,000 guide therefore cannot be validated from the evidence provided. Rental evidence comprises advertised asking rents of £2,492 pcm and £2,850 pcm, not achieved rents. Buyer fees, VAT, seller charges, service charges, EPC and other property costs are unavailable.

Investment Snapshot

Strategy Recommendation

Treat as a potential owner-occupier or BTL purchase requiring further due diligence, rather than a quantified flip or BRRR opportunity. Do not establish a maximum bid until current comparable sales, lease and service-charge information, auction fees and the property's condition are verified.

Works Required

The flat is described as being in reasonable decorative order. Allow only for inspection and any necessary minor redecoration or maintenance identified after viewing; no specific defects or refurbishment costs are evidenced.

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 because no supported GDV, refurbishment budget, acquisition-cost schedule or refinance assumptions are available. The guide-to-rent relationship should not be treated as evidence of refinance viability.

Buy-to-Let Analysis

Using the advertised asking-rent range of £2,492–£2,850 pcm against the £625,000 guide produces an indicative gross yield of approximately 4.78%–5.47% before finance, service charge, management, maintenance, voids, tax and acquisition costs. Achieved rent and total ownership costs are not evidenced, so net yield and a fully costed BTL return cannot be established.

Flip Analysis

A flip surplus cannot be calculated because there is no reliable current GDV, supported works budget, acquisition-cost schedule or selling-cost allowance. The 2003 £1,000 comparable is not suitable evidence for a current resale valuation.

Investor Risks & Due Diligence

• The £625,000 guide cannot be validated from the supplied sales evidence.

• Advertised rents of £2,492–£2,850 pcm may not be achieved.

• Buyer premium, VAT and possible seller charges are unspecified.

• Service charge and other leasehold ownership costs are not provided.

• The lease began on 24 June 1999; remaining term and lease terms should be formally verified.

• The property is vacant, so there is no evidenced passing rent.

• No detailed condition survey or refurbishment cost is provided.

Recommendation

Treat as a potential owner-occupier or BTL purchase requiring further due diligence, rather than a quantified flip or BRRR opportunity. Do not establish a maximum bid until current comparable sales, lease and service-charge information, auction fees and the property's condition are verified.

Strategy Rating

Analysis Confidence

Current comparable-sales evidence, buyer and seller charges, service charge, EPC, achieved rent, detailed condition and refurbishment costs are unavailable. The rental evidence is limited to advertised asking rents.