48 Harton Road, Edmonton, London

Description

A two bedroom garden flat presented in reasonable decorative order, with a private rear garden and own front door. Conveniently located for the amenities of Edmonton. Ground floor flat with rear garden.

Accommodation

Ground Floor - Entrance Hall, Reception Room, Two Bedrooms, Kitchen, Shower Room/WC

Location

Located near the junction of Harton Road and Monmouth Road. An extensive range of shopping facilities can be found nearby in the centre of Edmonton. Recreational amenities of Jubilee Park and Pymmes Park are both easily accessible. Transport: National Rail - Edmonton; Overground - Edmonton.

Tenure / Property Information

Investment Analysis

The only recent sold evidence is the same address at £173,000 on 6 January 2020. The £72,000 sale from 2001 is historical and not useful for current pricing. A provisional base GDV of £173,000 is used solely as the latest directly matching evidence, but no current comparable evidence is supplied. The approximately 58-year lease, unspecified buyer fee, possible VAT and unknown lease-extension position materially limit the valuation and bidding analysis.

Investment Snapshot

Strategy Recommendation

Proceed only after reviewing the legal pack, lease terms, service-charge information, lease-extension position and all buyer/seller charges. Do not rely on the provisional 2020 GDV for a flip or refinance decision without current valuation evidence.

Works Required

The flat is described as being in reasonable decorative order, so no specific works are evidenced. Allow only for inspection and any necessary minor works identified during due diligence; no quantified refurbishment allowance is supported.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the provisional £173,000 historical same-address GDV, 75% of GDV equates to £129,750. Total acquisition and works costs cannot be calculated because buyer fees, VAT treatment and refurbishment costs are unknown. BRRR viability is therefore unconfirmed, with the short remaining lease a significant consideration.

Buy-to-Let Analysis

BTL analysis cannot be completed because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The approximately 58-year lease may also affect lender and tenantability considerations, but no extension cost or lender criteria are provided.

Flip Analysis

A flip calculation cannot be established reliably. The latest same-address sale was £173,000 in January 2020, but no current comparable evidence, works allowance, buyer costs or selling allowance is supplied. The approximately 58-year lease could materially affect resale value and buyer financeability.

Investor Risks & Due Diligence

• Approximately 58 years remain on the lease, with no lease-extension terms or cost provided.

• The latest directly matching sale is from January 2020 and may not represent current market value.

• No buyer premium amount is specified.

• VAT may apply and other seller's charges may be stated in the Special Conditions of Sale.

• No sufficiently specific rental evidence is available.

• No quantified refurbishment or total project-cost evidence is available.

Recommendation

Proceed only after reviewing the legal pack, lease terms, service-charge information, lease-extension position and all buyer/seller charges. Do not rely on the provisional 2020 GDV for a flip or refinance decision without current valuation evidence.

Strategy Rating

Analysis Confidence

There is one directly matching completed sale, but it is historical. Current comparables, rent, lease-extension costs, buyer fees, VAT treatment, refurbishment costs and other property particulars are not supplied.