52A Frith Road, Leytonstone, London

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. Exterior: Private rear garden.

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 only recent completed comparable supplied is 136B Frith Road at £360,000 in March 2025. It is a leasehold flat/maisonette on the same road, but bedroom count, size, condition, garden provision and exact comparability are not provided. £360,000 is therefore used as an indicative base GDV proxy only, not a formal valuation. The 2015–2007 sales are historical and less relevant. No auction guide price is supplied.

Investment Snapshot

Strategy Recommendation

Proceed only if the auction price provides adequate margin against the uncertain £360,000 GDV proxy and after confirming condition, lease terms, service charges and legal-pack costs. Subject to pricing, the property appears more suitable for a straightforward vacant BTL or BRRR assessment than an assured flip.

Works Required

No specific defects or refurbishment requirements are evidenced. Allow for inspection, cleaning and any repairs or redecoration only after viewing and review of the legal pack; no works budget can be supported from the supplied evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A 75% refinance against the indicative £360,000 GDV proxy would be £270,000. However, purchase price, refurbishment cost, buyer premium and other disbursements are not sufficiently specified, so total project cost, cash left in and equity cannot be calculated. The approximately 990-year lease and vacant possession are supportive, subject to legal-pack confirmation.

Buy-to-Let Analysis

The supplied advertised asking rent is £1,500 pcm, equivalent to £18,000 annually, but it is not an achieved or guaranteed passing rent. Against the indicative £360,000 GDV proxy, this equates to approximately 5.00% gross yield; the implied range against the low/high GDV scenarios is approximately 4.55%–5.56%. Yield on acquisition cost cannot be established because no guide or purchase price is supplied. Leasehold costs, service charge, ground rent, council tax and finance costs are also unavailable.

Flip Analysis

The £360,000 base GDV is only an indicative same-road comparable proxy. A flip surplus cannot be calculated because there is no purchase price, supported works budget or complete selling-cost allowance. The known £1,800 administration charge would need to be included, alongside any buyer premium and legal-pack disbursements.

Investor Risks & Due Diligence

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

• The £360,000 GDV proxy is based on one comparable whose size, bedroom count, condition and garden provision are unknown.

• The £1,500 pcm figure is an advertised asking rent rather than achieved or contracted rent.

• Buyer premium and legal-pack disbursements are unspecified; the £1,800 administration charge is known.

• Condition and refurbishment requirements are not evidenced.

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

• EPC rating is D, but no improvement requirements or costs are provided.

Recommendation

Proceed only if the auction price provides adequate margin against the uncertain £360,000 GDV proxy and after confirming condition, lease terms, service charges and legal-pack costs. Subject to pricing, the property appears more suitable for a straightforward vacant BTL or BRRR assessment than an assured flip.

Strategy Rating

Analysis Confidence

There is one recent same-road completed sale and one advertised rental, but no guide price, floor area, condition report, service-charge information, buyer-premium amount, or detailed comparable specifications.