72 Caledon Road, East Ham, London

Description

Vacant, long leasehold, self-contained first floor flat. Key features: reception room, bedroom, kitchen and wet room. GIA approximately 54.99 sq m (592 sq ft). By order of a housing association. The Vendor will not accept offers prior to auction.

Accommodation

Reception Room, Bedroom, Kitchen, Wet Room. GIA approximately 54.99 sq m (592 sq ft).

Location

Located on the north side of Caledon Road. There is a range of shops and amenities along High Street North to the west. East Ham underground station is approximately 0.4 miles to the north west. The North Circular Road (A406) is to the east. Plashet Park is to the north west.

Tenure / Property Information

Investment Analysis

The evidence includes five completed leasehold flat/maisonette sales on Caledon Road ranging from £170,000 to £275,000. The latest supplied sale was £275,000 on 1 December 2025. A base GDV of £252,000 is adopted, supported directly by the £252,000 sale at 56 Caledon Road in 2022, with a low scenario of £230,000 and high scenario of £275,000. The comparables do not provide size, condition, floor or detailed accommodation information, so the GDV remains indicative rather than a formal valuation.

Investment Snapshot

Strategy Recommendation

Potentially suitable for BTL or a cautious BRRR appraisal at or near the guide, subject to confirming the auction legal pack, lease, condition, service charges and achievable rent. Avoid underwriting on the full comparable range without inspection and further evidence.

Works Required

No specific refurbishment defects or works are evidenced. Allow for inspection, legal review and any works identified after viewing or through the auction documentation; no numeric works allowance is included.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £190,000 guide and with no supported refurbishment allowance or stated buyer/admin fees, the illustrative base cost is £190,000. A 75% refinance against the £252,000 base GDV would be £189,000, leaving approximately £1,000 of the stated base cost unrecovered before finance, tax and other costs. Actual refinanceability depends on valuation, lender criteria, lease documentation and rental stress testing.

Buy-to-Let Analysis

Using the advertised asking rent of £1,600 pcm, annual gross rent is £19,200. Against the £190,000 guide-price purchase figure, the indicative gross yield is 10.11%. This excludes finance, tax, management, maintenance, insurance, service charges and any buyer or seller fees. The rent is an advertised asking rent, not an achieved or passing rent.

Flip Analysis

The £190,000 guide is below the adopted £252,000 base GDV and the latest supplied £275,000 comparable. However, no supported works allowance, selling costs, finance costs or formal valuation is available. A reliable net resale surplus therefore cannot be calculated. The apparent gross margin before such costs is £62,000.

Investor Risks & Due Diligence

• The supplied comparables do not confirm matching size, floor, layout or condition.

• The £1,600 pcm figure is an advertised asking rent and may not be achieved.

• Condition and refurbishment requirements are not evidenced.

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

• Lease, service charge, insurance and other auction special conditions require verification.

• Refinance value and lender terms are not guaranteed.

Recommendation

Potentially suitable for BTL or a cautious BRRR appraisal at or near the guide, subject to confirming the auction legal pack, lease, condition, service charges and achievable rent. Avoid underwriting on the full comparable range without inspection and further evidence.

Strategy Rating

Analysis Confidence

There are multiple completed same-road comparables and one advertised rent, but comparable property details, condition, EPC, service charges, buyer/admin fees, auction special conditions and refurbishment requirements are unavailable.