22c Burgoyne Road, Harringay Ladder, London N4 1AD

Description

A two bedroom third floor flat situated in an attractive end-of-terrace building in a highly sought after residential location. The property is presented in reasonable decorative order and is well located for the amenities of Harringay Ladder. To be sold with vacant possession.

Accommodation

Third floor - Two Bedrooms, Bathroom, Kitchen, Living Room.

Location

The property is located on Burgoyne Road which is situated between Wightman Road and Green Lane. Local amenities can be found on Green Lane, West Green Road and Stroud Green Road. Recreational amenities of Finsbury Park, Belmont Recreation Ground and Chestnuts Park are all easily accessible. Transport Harringay - National Rail.

Tenure / Property Information

Investment Analysis

Five completed sales on Burgoyne Road range from £503,000 to £665,000, with a median of £594,326. These are useful local proxies, but bedroom count, floor, size, specification and condition are not supplied, so the range is indicative rather than a formal valuation. The base GDV uses the median comparable. The £1,950 pcm rental evidence is one advertised asking rent for a two-bedroom N4 1 property, not an achieved rent.

Investment Snapshot

Strategy Recommendation

Potentially suitable for buy-to-let at or near the guide, subject to verification of the rent, leasehold charges, auction fees and legal title. Do not bid without quantified all-in costs and inspection confirmation.

Works Required

The description indicates reasonable decorative order. Allow only for inspection, cleaning, redecoration and minor repairs if confirmed; no refurbishment cost can be supported from the supplied evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the comparable-sales median as an indicative GDV, 75% refinancing would represent approximately £445,745. However, works, buyer fees, seller charges, leasehold costs and finance costs are unavailable, so total project cost and cash left in cannot be calculated reliably.

Buy-to-Let Analysis

At the £300,000 guide, the advertised £1,950 pcm rent equates to a 7.8% gross yield before buyer fees, other acquisition costs, leasehold costs, finance, voids and management. The actual rent is uncertain because only one asking-rent listing is supplied. The buyer fee and other charges are not quantified, so net yield and a maximum bid cannot be established.

Flip Analysis

A resale value range of £503,000 to £665,000 is indicated by the supplied completed sales, with a base of £594,326. Flip surplus cannot be calculated because refurbishment, acquisition, selling and finance costs are not supplied.

Investor Risks & Due Diligence

• The guide excludes the auctioneer's buyer fee, which is not quantified.

• VAT and other seller or transaction charges may apply under the Special Conditions of Sale.

• No service charge, ground rent, reserve fund or other leasehold costs are supplied.

• The single rental figure is an advertised asking rent rather than achieved rent or passing rent.

• Comparable sale details such as floor area, bedroom count, condition and specification are not supplied.

• EPC, council tax, parking and heating information is absent.

• The property is leasehold and vacant, creating potential void and letting-cost exposure.

Recommendation

Potentially suitable for buy-to-let at or near the guide, subject to verification of the rent, leasehold charges, auction fees and legal title. Do not bid without quantified all-in costs and inspection confirmation.

Strategy Rating

Analysis Confidence

There are five local completed sales and one rental asking listing, but comparable property specifications, actual leasehold costs, buyer fees, condition costs and key property details are missing.