325B Dersingham Avenue, Manor Park, London, E12 6JX

Description

A first floor two bedroom flat subject. Offered with vacant possession. The property comprises a first floor two bedroom flat situated within a mid terrace building arranged over ground and first floors.

Accommodation

First Floor: Reception Room, Kitchen, Two Bedrooms, Bathroom

Location

Situated on a residential road close to local shops and amenities. The open spaces of Little Ilford Park are within easy reach. Transport links are provided by Manor Park rail station.

Tenure / Property Information

Investment Analysis

Nearby Land Registry sales range from £190,000 to £230,000, with the latest supplied sale at £230,000. Given the limited comparable detail, a cautious evidence-based GDV range is £190,000–£230,000, with £210,000 as a midpoint estimate. The property’s approximately 78-year lease may affect value and mortgageability.

Investment Snapshot

Strategy Recommendation

Potential BTL or value purchase subject to confirming condition, achievable rent, lease terms, service charges, ground rent and all auction/legal costs. Do not bid aggressively without these checks.

Works Required

No condition defects or required works are evidenced. Allowance cannot be estimated without inspection; assess the kitchen, bathroom, decoration and services before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A 75% refinance of the £210,000 base GDV indicates £157,500 gross borrowing. Cash left in cannot be calculated because refurbishment, service-charge, legal and other acquisition costs are unavailable. The 78-year lease requires legal and lender review.

Buy-to-Let Analysis

The supplied £2,209 pcm figure is an advertised asking rent for another Dersingham Avenue flat, not achieved rent or confirmed rent for this property. At that rent, gross yield on the £175,000 guide is approximately 15.15%, before fees, finance, service charge, ground rent, maintenance and tax. Actual net yield cannot be established.

Flip Analysis

Using the £210,000 base GDV, resale potential appears above the guide price, but refurbishment costs, selling costs and full acquisition costs are unknown. A reliable flip surplus cannot be calculated.

Investor Risks & Due Diligence

• Approximately 78 years remain on the lease, which may affect mortgageability, resale and extension costs.

• Rental evidence is an advertised asking rent for another flat, not an achieved or confirmed rent for this property.

• No condition survey or refurbishment cost evidence is supplied.

• Service charge, ground rent, EPC, council tax and heating information are unavailable.

• Buyer premium is unspecified and additional legal-pack disbursements may be payable.

Recommendation

Potential BTL or value purchase subject to confirming condition, achievable rent, lease terms, service charges, ground rent and all auction/legal costs. Do not bid aggressively without these checks.

Strategy Rating

Analysis Confidence

Several nearby completed sales and one advertised rental are supplied, but comparable specifications, property condition, lease costs, service charges, EPC and full auction costs are unavailable.