512 High Road, Tottenham, London

Description

Situated on High Road, close to local shopping and travelling facilities including Bruce Grove and Tottenham Hale Train Stations. Down Lane Park and Bruce Castle Park are also nearby. A self-contained upper split-level maisonette requiring modernisation. Planning consent was granted by the London Borough of Haringey on 5 March 2026 for conversion of the upper floors to create two one-bedroom flats, replacing the three-bedroom maisonette. Planning reference: HGY/2025/3181. Potential buyers have full freeholder's consent to implement the consented permission.

Accommodation

Second Floor: Bedroom (One), Bedroom (Two), Kitchen, Shower Room, Separate WC. First Floor: Entrance Hall, Living Room, Bedroom (Three).

Location

High Road, close to local shopping and travelling facilities including Bruce Grove and Tottenham Hale Train Stations. Down Lane Park and Bruce Castle Park are nearby.

Tenure / Property Information

Investment Analysis

The £200,000+ guide cannot be validated from the supplied evidence because there are no completed comparable sales, GDV evidence, quantified works costs or specific rental comparables. The property is a vacant leasehold maisonette with planning permission for conversion into two one-bedroom flats, but the financial viability of that scheme cannot be established from the available data.

Investment Snapshot

Strategy Recommendation

Do not bid on the supplied evidence alone. Obtain a measured conversion/refurbishment budget, confirmation of all planning and building-control requirements, supported GDV and rental evidence, and the full special conditions before setting a bid limit.

Works Required

Implement the granted planning permission for conversion into two one-bedroom flats, subject to the consented scheme, and modernise the existing maisonette. The evidence does not quantify required construction, services, fire-safety, access, compliance or finishing works.

Rental & Market Context

Potential BRRR Position

BRRR viability cannot be established because GDV, refurbishment/conversion costs, achievable rents and refinance value are unsupported. The 75% GDV refinance calculation is therefore unavailable. The new 999-year lease at a peppercorn ground rent is stated, but does not establish value or financeability.

Buy-to-Let Analysis

BTL viability cannot be established. No sufficiently specific rental comparables or auctioneer rent estimate were supplied, and the proposed conversion would create two flats rather than retain the existing three-bedroom maisonette. Works and total project costs are also unquantified.

Flip Analysis

A flip appraisal cannot be completed. There is planning permission for conversion, but no completed sales, GDV evidence, quantified works budget or supported selling-cost allowance. The £1,500 buyer premium is known; additional seller fees may apply but are not quantified.

Investor Risks & Due Diligence

• No completed comparable sales were supplied, so market value and GDV cannot be validated.

• No sufficiently specific rental evidence or auctioneer rent estimate was supplied.

• The property requires modernisation and conversion works, but no cost allowance is available.

• Planning permission is stated, but conversion, building-control and compliance costs and requirements are not evidenced.

• EPC is rated G.

• The seller may charge additional completion fees under the special conditions, but these are not quantified.

• A 10% deposit, subject to a £5,000 minimum, and the £1,500 buyer premium are payable within 24 hours of the auction date.

• The proposed conversion changes the existing three-bedroom maisonette into two one-bedroom flats, creating execution and resale risks not quantifiable from the evidence.

Recommendation

Do not bid on the supplied evidence alone. Obtain a measured conversion/refurbishment budget, confirmation of all planning and building-control requirements, supported GDV and rental evidence, and the full special conditions before setting a bid limit.

Strategy Rating

Analysis Confidence

The evidence confirms tenure, vacancy, planning consent and the guide price, but provides no comparable sales, rental evidence, GDV, works cost, selling allowance or complete fee schedule.