52A Frith Road, Leytonstone, London, E11 4EY

Description

A Vacant Ground Floor One Bedroom Flat. The property comprises a ground floor one bedroom flat situated within a mid terrace building arranged over ground and first floors.

Accommodation

Ground Floor: Reception Room, Kitchen, Bedroom, Bathroom.

Location

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

Tenure / Property Information

Investment Analysis

The strongest evidence is the £360,000 completed sale of a leasehold flat at 136B Frith Road in March 2025. This supports a provisional GDV anchor of £360,000, but the comparable is not the subject flat and no floor area, condition, service charge or exact specification is supplied. The £200,000+ guide is therefore materially below the comparable sale, subject to legal, condition and leasehold-cost verification. Rental evidence ranges from £1,350 to £1,700 pcm, but both figures are advertised asking rents rather than achieved rents.

Investment Snapshot

Strategy Recommendation

Investigate as a potential BTL or light-value-add purchase, but only bid after checking the legal pack, leasehold charges, condition and achievable rent. Do not rely on the comparable alone for a flip or BRRR strategy.

Works Required

No specific defects or refurbishment requirements are evidenced. Confirm condition, kitchen, bathroom, services, EPC implications and any communal or external works before bidding; avoid assuming a works budget from the supplied information.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the provisional £360,000 GDV anchor, 75% refinancing would be approximately £270,000. This is above the guide price, but cash left in cannot be calculated because refurbishment costs, legal-pack disbursements, leasehold charges and finance costs are not supplied. Refinanceability and lender treatment of the lease and EPC should be confirmed.

Buy-to-Let Analysis

At the £200,000 guide, the advertised rent range implies approximately 8.1% to 10.2% gross yield before finance, service charge, ground rent, voids, maintenance, management and tax. The lower £1,350 pcm figure gives £16,200 annual rent. These are asking rents, not achieved rents, so actual BTL performance requires local letting validation and leasehold-cost checks.

Flip Analysis

A flip case cannot be reliably quantified because no condition, floor area, refurbishment budget, selling costs or supported resale range is available. The £360,000 comparable provides only a provisional gross resale reference and should not be treated as a guaranteed sale value.

Investor Risks & Due Diligence

• The £360,000 comparable is a different flat and its size, condition and specification are not supplied.

• Rental figures are advertised asking rents rather than achieved rents.

• Condition and refurbishment requirements are unknown.

• Service charge, ground rent, council tax, parking and heating information are not supplied.

• Additional legal-pack disbursements may become payable on completion.

• The property is leasehold, so lease terms and landlord/managing-agent obligations require legal review despite the stated approximately 990-year term.

Recommendation

Investigate as a potential BTL or light-value-add purchase, but only bid after checking the legal pack, leasehold charges, condition and achievable rent. Do not rely on the comparable alone for a flip or BRRR strategy.

Strategy Rating

Analysis Confidence

There is one recent same-road completed sale and two advertised rental references, but no floor area, condition, service charge, ground rent, council tax, parking, heating, refurbishment cost, selling cost or legal-pack disbursement detail.