25 Selborne Road, Ilford, Essex

Description

Freehold reversionary ground rent investment secured upon three self-contained flats. The lessees have not elected to take up their rights of pre-emption under the terms of the Landlord and Tenant Act 1987.

Accommodation

Three self-contained flats

Location

Situated on the west side of Selborne Road. The shops and amenities of Ilford are to the east; Ilford rail station is approximately 0.4 miles to the south east; the A406 (North Circular) is to the west; and Valentines Park is to the north east. Ilford Medical Centre, King George Hospital, York Surgery, the University of East London, The Ursuline Academy Ilford and Apex Primary School are within reach or in close proximity. Redbridge Central Library and Museum and Valence House Museum are close by.

Tenure / Property Information

Investment Analysis

This is a freehold reversionary ground rent investment secured upon three self-contained flats, rather than a conventional freehold residential property. The three leases have approximately 48/49 years remaining, but no ground rent schedule, passing income, review provisions, lease terms, enfranchisement information or redemption value is supplied. The Selborne Road comparables relate to other properties and do not establish the value of this reversion. The £30,000+ guide is not sufficient evidence of market value or GDV.

Investment Snapshot

Strategy Recommendation

Treat as a specialist freehold reversionary-income acquisition only. Do not bid on the guide alone; obtain and assess all three leases, the ground rent schedule and the full auction legal pack before determining value.

Works Required

No refurbishment works are evidenced. The investment requires document review of the three leases, ground rent provisions, lease expiry dates and any rights or obligations affecting the freehold reversion.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR is not supported by the evidence. There is no refurbishment case, supported GDV, income figure or refinance valuation for the freehold reversion. The 48/49-year lease terms require specialist valuation and legal review before considering finance.

Buy-to-Let Analysis

A conventional BTL analysis cannot be completed because no passing ground rent or flat rental income is provided. The advertised rents of £1,350 to £2,000 pcm relate to rental listings and do not establish income payable to this freehold owner.

Flip Analysis

A resale or flip surplus cannot be calculated. The supplied sold comparables concern other residential properties and do not evidence the resale value of a freehold ground rent reversion.

Investor Risks & Due Diligence

• No ground rent amount or passing income is supplied.

• Each flat lease has only approximately 48/49 years remaining.

• The supplied sold comparables are not directly comparable to a freehold reversionary ground rent investment.

• Buyer, administration and other seller or third-party charges are unspecified.

• No EPC, council tax, parking, heating or occupancy information is supplied.

• The investment value depends on the detailed terms of three leases and associated legal rights, which have not been provided.

Recommendation

Treat as a specialist freehold reversionary-income acquisition only. Do not bid on the guide alone; obtain and assess all three leases, the ground rent schedule and the full auction legal pack before determining value.

Strategy Rating

Analysis Confidence

The property structure is described, but there is no ground rent income, lease documentation, valuation evidence specific to the reversion, buyer fee information or supported resale value.