70 Morning Lane, London

Description

Comprises a corner unit arranged as a shop and three self-contained flats. Arranged over 135 sqm (1,456 sqft) over ground and two upper floors. VAT is not applicable. Six Week Completion Available.

Accommodation

Corner unit arranged as a shop and three self-contained flats over ground and two upper floors, extending to 135 sqm (1,456 sqft).

Location

Hackney is approximately 4 miles north east of central London, between Bethnal Green and Lower Clapton. The property is situated on the corner of Morning Lane and Belsham Street, a short distance from Hackney Central Station and Hackney Downs Station. Nearby occupiers include Tesco Superstore, Burberry Outlet, Iceland, Foxtons, Pizza Express and Ladbrokes.

Tenure / Property Information

Investment Analysis

The £600,000–£650,000 auction guide is the only current pricing evidence for the subject. The supplied Land Registry sales are not directly comparable: 86 Morning Lane sold for £439,000 in August 2026, while the other Morning Lane sales date from 2018–2019 and are described as terraced or semi-detached rather than a corner shop with three flats. No passing shop rent, flat rents, lease rent, tenant covenant, flat occupancy, EPC or condition evidence is supplied. A defensible GDV, income valuation or maximum bid cannot therefore be established from the evidence.

Investment Snapshot

Strategy Recommendation

Proceed only subject to full legal, tenancy, rent-roll, condition, planning and valuation due diligence. Do not bid on a BTL, BRRR or flip thesis until the three flat incomes and shop lease economics are verified.

Works Required

No physical defects or refurbishment requirements are evidenced. Proposed works should therefore be limited to inspection and verification of the shop and three flats, including condition, statutory compliance, EPC status, flat layouts, occupancy and tenancy documentation. No works allowance is supportable.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR is not underwritable from the supplied evidence. There is no supported acquisition cost beyond the £600,000–£650,000 guide, no works budget, no rent roll, no current valuation and no refinance valuation. The long shop lease may affect flexibility, but rent, tenant covenant and lease terms are not supplied.

Buy-to-Let Analysis

BTL/income analysis cannot be completed because only one advertised asking rent of £1,650 pcm for a single one-bedroom flat is supplied. The property contains three flats, but their bedroom mix, rents, occupancy and tenancy terms are not stated. The shop rent and lease terms, other than expiry in May 2031 with no breaks, are also absent. Advertised rent is not evidence of achieved rent.

Flip Analysis

A flip case cannot be calculated because no supported subject GDV, condition assessment, refurbishment budget or selling-cost allowance is provided. The historic and non-directly-comparable Morning Lane sales do not establish a resale value for this mixed-use property.

Investor Risks & Due Diligence

• Occupancy and rental income for all three flats are not stated.

• The shop rent, tenant covenant, repairing obligations and lease terms are not supplied, despite the lease running to May 2031 without breaks.

• The single £1,650 pcm listing is an advertised asking rent for one one-bedroom flat and cannot support total-property income.

• No condition, refurbishment, EPC, planning or statutory-compliance evidence is supplied.

• Buyer, administration and other seller or third-party charges are unspecified.

• The supplied sold comparables are either materially older or not directly comparable to a corner shop with three self-contained flats.

Recommendation

Proceed only subject to full legal, tenancy, rent-roll, condition, planning and valuation due diligence. Do not bid on a BTL, BRRR or flip thesis until the three flat incomes and shop lease economics are verified.

Strategy Rating

Analysis Confidence

The property type, size, tenure, guide range and basic shop lease expiry are supplied, but current income, flat occupancy, condition, EPC, lease rent, fees, costs and directly comparable valuation evidence are missing.