584 Commercial Road, Limehouse, London

Description

Vacant freehold stucco-fronted four bedroom Georgian house with GIA approximately 226.22 sq m (2,435 sq ft), conservatory and private rear garden.

Accommodation

Lower Ground Floor: Kitchen, Dining Room. Ground Floor: Double Reception Room, Conservatory, Further Room with separate Shower Room. First Floor: Bedroom, Bathroom. Second Floor: Two Bedrooms. Third Floor: Bedroom, Bathroom.

Location

Located on the south side of Commercial Road. Limehouse Lock, together with local shops and restaurants, are easily accessible. Limehouse rail and DLR station provides easy connectivity to Canary Wharf, the City and across central London. The A13 is easily accessible. St James Gardens is nearby.

Tenure / Property Information

Investment Analysis

The strongest evidence is 556 Commercial Road, which sold for £1,091,500 in January 2024. The property is on the same road but is recorded as 'Other', so direct comparability is limited. The two 586 Commercial Road sales at £725,000 and £760,000 are materially older, while the 558A sales are older still. A base GDV of £1,091,500 is therefore used as an evidence-led estimate, with a cautious scenario range reflecting limited comparability and the absence of condition evidence. The £800,000 guide appears below the base GDV, but the apparent margin cannot be converted into a maximum bid without refurbishment, selling, finance, legal and other costs.

Investment Snapshot

Strategy Recommendation

Investigate as a possible value-led resale or refurbishment acquisition, but do not rely on the headline guide-to-GDV gap. Obtain the legal pack, survey, detailed cost plan and local rental evidence before setting a bid limit.

Works Required

No specific defects or required works are evidenced. Commission a full survey and inspection-led schedule before bidding; only then assess any decoration, repair, services, kitchen, bathroom or layout works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

The base GDV implies a 75% refinance value of £818,625. However, refurbishment cost, purchase-related charges, finance costs, valuation assumptions and rent are unavailable, so total project cost, cash left in and refinance viability cannot be calculated. A survey, legal review and rental appraisal are required before proceeding.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is provided. Gross yield, operating surplus and a reliable rental valuation are therefore unavailable. The property is vacant, so no passing income is evidenced.

Flip Analysis

A potential gross value gap exists between the £800,000 guide and the £1,091,500 base GDV, supported primarily by the January 2024 same-road sale. The resale surplus cannot be calculated because works, selling costs, buyer costs and other project costs are not provided. The 2024 comparable is not fully described as a matching residential house, so the GDV requires verification.

Investor Risks & Due Diligence

• The principal 2024 comparable is recorded as 'Other' and may not be directly comparable to this four-bedroom Georgian house.

• No condition report or refurbishment specification is supplied, preventing a reliable works allowance.

• No sufficiently specific rental evidence is available, so BTL income and yield cannot be assessed.

• Buyer premium, admin charge and other possible seller or third-party charges are not specified.

• The older comparable sales are materially below the 2024 same-road sale, indicating uncertainty in the evidence range.

Recommendation

Investigate as a possible value-led resale or refurbishment acquisition, but do not rely on the headline guide-to-GDV gap. Obtain the legal pack, survey, detailed cost plan and local rental evidence before setting a bid limit.

Strategy Rating

Analysis Confidence

The evidence includes a same-road 2024 sale and older same-road sales, but lacks condition information, rental evidence, EPC, fees, legal-pack details and full comparability data.