37 Goodall Road, Leytonstone, London, E11 4ER

Description

Vacant self-contained first floor flat. GIA approximately 50.26 sq m (541 sq ft). New 990 year lease. The Vendor will not accept offers prior to auction. By order of a Housing Association.

Accommodation

Reception Room, Bedroom, Kitchen, Bathroom; GIA approximately 50.26 sq m (541 sq ft)

Location

Situated on the north west side of Goodall Road. The shops and amenities of High Road Leyton are to the north west. Leyton underground station (Central line) is approximately 0.1 miles to the west. The A12 is to the north. Wick Woodland is to the south west.

Tenure / Property Information

Investment Analysis

The strongest evidence is the £330,000 completed sale of 61B Goodall Road in January 2023. Other same-road sales range from £278,000 to £440,000, but they are older or lack size, condition and specification details. The £330,000 figure is therefore an indicative base scenario only, not a formal valuation. The £220,000+ guide represents a substantial apparent discount to the latest comparable, but the subject flat’s condition, service charge, EPC and other costs are not supplied.

Investment Snapshot

Strategy Recommendation

Proceed only after legal, leasehold, physical-condition and fee due diligence. The guide appears attractive against the latest same-road sale, but the lack of rent and refurbishment evidence prevents a reliable BTL, BRRR or flip underwriting case.

Works Required

No specific refurbishment works are evidenced. The flat should be inspected and any works, compliance requirements and leasehold costs verified before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the indicative £330,000 base GDV, a 75% refinance would be approximately £247,500. Total acquisition and project cost cannot be established because refurbishment costs, buyer/admin charges and other fees are not supplied. Cash left in and equity before finance and tax are therefore unquantified.

Buy-to-Let Analysis

BTL analysis cannot be completed because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The flat is vacant and has a new 990-year lease at a peppercorn ground rent, but service charge, council tax and other operating costs are unknown.

Flip Analysis

The indicative base GDV is £330,000 against the £220,000+ guide, but no condition allowance, acquisition costs or supported selling allowance is available. A reliable flip surplus cannot be calculated. The comparable range is broad and not directly size- or condition-matched.

Investor Risks & Due Diligence

• Comparable sales do not include size, condition or specification details for direct like-for-like adjustment.

• No sufficiently specific rental evidence is available, so rental yield cannot be established.

• Physical condition and required works are not supplied.

• Buyer premium, admin charge and other seller or third-party fees are unknown.

• Service charge, council tax, EPC and other leasehold running-cost information are not supplied.

• The £440,000 comparable is materially older than the latest £330,000 sale and may not reflect current value.

Recommendation

Proceed only after legal, leasehold, physical-condition and fee due diligence. The guide appears attractive against the latest same-road sale, but the lack of rent and refurbishment evidence prevents a reliable BTL, BRRR or flip underwriting case.

Strategy Rating

Analysis Confidence

There is a recent same-road completed sale and several older comparables, but no direct comparable size/condition detail, rental evidence, refurbishment estimate, buyer/admin fees, service charge or EPC information.