51A Perrymans Farm Road, Ilford, Redbridge, IG2 7LD

Description

A Vacant First Floor Three Bedroom Maisonette. The property comprises a first floor three bedroom maisonette situated within a mid terrace building arranged over ground and first floors.

Accommodation

First Floor: Reception Room, Kitchen, Three Bedrooms, Bathroom. Exterior: private rear garden.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Seven Kings Park are within easy reach. Transport links are provided by Newbury Pk underground station (Central line) and Seven Kings rail station.

Tenure / Property Information

Investment Analysis

The strongest evidence is the same-address Land Registry sale at £280,000 on 27 May 2025. Other local maisonette sales range from £215,000 to £227,500 in 2021–2023, with an older £310,000 sale in 2018. A base GDV of £280,000 is therefore supportable, subject to condition, exact accommodation and legal/title confirmation. These are completed sales, not formal valuations.

Investment Snapshot

Strategy Recommendation

Conditional resale or BRRR appraisal, subject to verifying the 2025 same-address comparable, inspecting condition, reviewing the lease and obtaining full legal-pack costs. Do not rely on the guide-to-GDV spread alone.

Works Required

No specific refurbishment defects or works are evidenced. Confirm condition, EPC improvement requirements, kitchen, bathroom, decoration, heating, garden and any leasehold obligations before bidding. No works allowance has been assumed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £125,000 guide, the 75% refinance figure on the £280,000 base GDV would be £210,000 before considering works, acquisition costs, finance, taxation and refinance criteria. The apparent value spread is attractive, but the outcome cannot be reliably calculated without condition, works and full legal-cost information.

Buy-to-Let Analysis

BTL suitability cannot be quantified because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Rent, operating costs, finance costs and resulting yield therefore remain unestablished.

Flip Analysis

The evidence indicates a potentially substantial guide-to-GDV spread, with the same address selling for £280,000 in 2025. However, refurbishment, selling costs, finance, tax and special-condition costs are not supplied, so a reliable flip surplus or maximum bid cannot be calculated.

Investor Risks & Due Diligence

• Property condition and actual refurbishment requirements are not evidenced.

• Current EPC rating E may require improvement depending on the intended use and applicable requirements.

• No sufficiently specific rental evidence is available, preventing a supported BTL yield assessment.

• Special Conditions of Sale may impose additional search, legal, transfer, seller-cost or other disbursement charges.

• Leasehold ground rent, service charge and other lease terms are not supplied.

• Comparable sale prices vary materially and may not reflect the property's current condition or exact specification.

Recommendation

Conditional resale or BRRR appraisal, subject to verifying the 2025 same-address comparable, inspecting condition, reviewing the lease and obtaining full legal-pack costs. Do not rely on the guide-to-GDV spread alone.

Strategy Rating

Analysis Confidence

A strong same-address completed sale and several local comparables are available, but there is no rental evidence, condition assessment, refurbishment budget, council tax, lease-cost information or complete auction-fee schedule.