78 Rothbury Walk, Tottenham, London, N17 0PQ

Description

A Second Floor Three Room Flat Subject to a Periodic Tenancy Producing £19,200 Per Annum. The property comprises a second floor three room flat situated within a purpose built block arranged over ground and three upper floors.

Accommodation

Second Floor; Three Rooms; Kitchen; Bathroom

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Bruce Castle Park are within easy reach. Transport links are provided by White Hart Lane overground station and Northumberland Pk rail station.

Tenure / Property Information

Investment Analysis

Evidence is mixed: the same property sold for £140,000 in January 2026, while the guide is £150,000+. Other same-road sales range from £190,000 to £290,000, but property differences are not provided. A £150,000 base GDV is therefore indicative only, with a broad evidence range.

Investment Snapshot

Strategy Recommendation

Consider only as a carefully verified income investment if the £19,200 tenancy income is legally confirmed and sustainable. Do not rely on the advertised yield or pursue a flip without stronger valuation evidence.

Works Required

No refurbishment works are evidenced. Confirm condition, leasehold charges and any required works through inspection and the legal pack.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using a £150,000 indicative GDV, 75% refinancing equates to £112,500. Against the £151,800 purchase price plus known administration charge, indicative cash left in is £39,300 before finance, tax, leasehold costs and any works. Actual refinancing is uncertain because the comparable evidence is wide-ranging and no refurbishment budget is supported.

Buy-to-Let Analysis

At the stated passing rent of £19,200 per annum, the guide price implies a 12.8% gross yield, or approximately 12.65% including the £1,800 administration charge and excluding other costs. However, the £1,600 pcm passing rent conflicts materially with the £750 pcm advertised rental evidence. The tenancy, service charges, ground rent and legal position require verification.

Flip Analysis

A flip is not supported by the evidence. At the £150,000 base GDV, the guide price plus the known £1,800 charge already totals £151,800 before selling costs, finance, tax or works. The £290,000 comparable is not sufficiently detailed to establish achievable resale value.

Investor Risks & Due Diligence

• The stated £19,200 annual rent conflicts with the £750 pcm advertised rental evidence.

• The property is subject to a periodic tenancy, requiring tenancy and possession terms to be verified.

• Service charge, ground rent, lease restrictions and other leasehold costs are not supplied.

• Special condition fees, legal costs, searches and transfer charges may be payable.

• The £290,000 comparable lacks specification and condition detail, making GDV uncertain.

• Property condition and any required refurbishment works are not evidenced.

Recommendation

Consider only as a carefully verified income investment if the £19,200 tenancy income is legally confirmed and sustainable. Do not rely on the advertised yield or pursue a flip without stronger valuation evidence.

Strategy Rating

Analysis Confidence

Passing rent, tenancy type, lease term, EPC and several completed sales are supplied, but rental evidence conflicts, property condition and leasehold costs are absent, and comparable specifications are incomplete.