38 Busbridge House, Poplar, London E14 6LA

Description

Two bedroom ninth floor flat situated in a purpose-built block, in need of modernisation, benefiting from a balcony, well located for the amenities of Poplar, and vacant.

Accommodation

Ninth Floor - Entrance Hall, Bathroom, Separate WC, Two Bedrooms, Reception Room, Kitchen

Location

Poplar is a district in East London, 5 miles east of Charing Cross. The property is located conveniently to the shopping amenities of Poplar. Brabazon Park backs onto the property, offering easily accessible recreation opportunities. Transport: Bromley By Bow Station (District, Hammersmith & City).

Tenure / Property Information

Investment Analysis

The five supplied completed sales in Busbridge House range from £191,000 to £270,000, with a simple average of approximately £227,324. A provisional base GDV of £225,000 is used, with low and high scenarios of £191,000 and £270,000. Comparability is limited because bedroom count, floor, size, condition and sale-date adjustments are not supplied, and the evidence is from 2021–2023.

Investment Snapshot

Strategy Recommendation

Conditional BTL or BRRR review only after verifying the lease, service charges, special conditions, achievable rent and obtaining a refurbishment quotation. Do not establish a maximum bid from the supplied evidence alone.

Works Required

Modernisation of the vacant two-bedroom flat, including the kitchen, bathroom, separate WC, decoration and general finishes, subject to inspection. No specific defects or costs are evidenced.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the provisional £225,000 base GDV, 75% refinance is £168,750. The available equity and cash left in cannot be calculated because refurbishment costs, buyer premium, VAT and other sale charges are unspecified. The strategy is therefore highly dependent on buying below guide and controlling works costs.

Buy-to-Let Analysis

The two advertised two-bedroom rents imply £2,200–£3,012 pcm and gross yields of approximately 15.53%–21.26% against the £170,000 guide. These are asking rents, not achieved rents, and the calculation excludes modernisation, service charges, lease costs, finance, tax and buyer fees. BTL requires confirmation of lease length, charges and achievable rent.

Flip Analysis

The provisional resale range is £191,000–£270,000, with a base GDV of £225,000. A flip surplus cannot be calculated because no refurbishment allowance, buyer premium, VAT, selling costs or other project costs are supplied.

Investor Risks & Due Diligence

• Lease term and lease obligations are not supplied.

• The flat is vacant and requires modernisation, but the scope and cost of works are unknown.

• Buyer premium, VAT and possible seller or special-condition charges are unspecified.

• Rental evidence comprises advertised asking rents rather than achieved rents.

• The comparable sales lack bedroom, size, floor and condition details, limiting GDV precision.

Recommendation

Conditional BTL or BRRR review only after verifying the lease, service charges, special conditions, achievable rent and obtaining a refurbishment quotation. Do not establish a maximum bid from the supplied evidence alone.

Strategy Rating

Analysis Confidence

There are several same-building completed sales and two rental asking-price indications, but the lease term, condition costs, property comparability, charges, buyer premium and other transaction costs are missing.