4 Swansea Court, Beckton, London, E16 2RT

Description

A Ground Floor Two Bedroom Flat. The property comprises a ground floor two bedroom flat situated within a purpose built building arranged over ground and two upper floors.

Accommodation

Ground Floor: Reception Room, Kitchen, Two Bedrooms, Bathroom.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Royal Victoria Gardens are within easy reach. Transport links are provided by King George V underground station (DLR line).

Tenure / Property Information

Investment Analysis

The strongest evidence is the same-court sale at £278,000 in September 2023, with another same-court sale at £282,000 in June 2021. Older same-court evidence ranges from £272,500 to £320,000. A reasonable evidence-supported base GDV is £278,000, with a low-to-high range of £272,500–£282,000. The comparables do not establish an exact value because flat size, condition, floor area, service charge, ground rent and lease terms are not supplied.

Investment Snapshot

Strategy Recommendation

Do not bid or select a strategy until the guide/purchase price, leasehold costs, legal pack, condition and rent are verified. The comparable evidence supports a potential resale benchmark, but does not establish a viable margin.

Works Required

No condition issues or refurbishment requirements are identified in the supplied evidence. Obtain a viewing and legal pack before budgeting works, including checks on the approximately 72-year lease, service charge, ground rent and any major works liabilities.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At a base GDV of £278,000, 75% refinance is approximately £208,500. Cash left in cannot be calculated without the purchase price, works allowance and other acquisition costs. The approximately 72-year lease may affect mortgageability and refinance terms and requires solicitor and lender review.

Buy-to-Let Analysis

BTL returns cannot be calculated because no purchase price or guide is supplied. The rental evidence is inconsistent: it includes £1,200 in the listing description but states £2,000 pcm as the advertised asking rent. This is asking-rent evidence only and should be independently verified before relying on it.

Flip Analysis

A flip surplus cannot be calculated because the purchase price, refurbishment cost and selling allowance are unavailable. The supported resale-value range is £272,500–£282,000 based on same-court sales, but condition and transaction costs remain unverified.

Investor Risks & Due Diligence

• No guide or purchase price is supplied, preventing yield, total-cost and maximum-bid calculations.

• Approximately 72 years remain on the lease, which may affect lending, resaleability and valuation.

• Service charge, ground rent, major works exposure and other leasehold liabilities are not supplied.

• Rental evidence is internally inconsistent, showing £1,200 in the description and £2,000 pcm in the stated asking-rent field.

• Property condition and refurbishment requirements are not evidenced.

• Auction disbursements may be payable in addition to the stated £1,800 administration charge.

Recommendation

Do not bid or select a strategy until the guide/purchase price, leasehold costs, legal pack, condition and rent are verified. The comparable evidence supports a potential resale benchmark, but does not establish a viable margin.

Strategy Rating

Analysis Confidence

Same-court sold comparables support a GDV range, but the guide price, condition, floor area, leasehold charges, legal-pack liabilities and reliable rent evidence are missing or unclear.