92 William Morley Close, London

Description

Three bedroom terraced property. Benefitting from a rear garden. Well located for the amenities of East Ham. In need of modernisation. Vacant.

Accommodation

Ground Floor - Reception Room, Kitchen, WC, Conservatory; First Floor - Three Bedrooms, Bathroom/WC

Location

The property is situated in a residential area of East Ham, within the London Borough of Newham, with a range of local shops, supermarkets and everyday amenities nearby. The area is also served by several local schools, including Cleves Primary School, with further shopping and leisure amenities available along East Ham High Street North. Upton Park Underground station is approximately 0.2 miles away, providing convenient District and Hammersmith & City line connections across London. Transport Underground - Upton Park (Circle, District, Hammersmith & City Lines)

Tenure / Property Information

Investment Analysis

The strongest evidence is the £389,000 completed sale of 119 William Morley Close in January 2025. Other same-close sales range from £333,000 to £400,000 between 2020 and 2021. On the supplied evidence, an indicative base GDV of £389,000 is supportable, with a low scenario of £341,000 and high scenario of £400,000. The comparison is limited because no floor area, detailed condition assessment or direct internal specification is supplied.

Investment Snapshot

Strategy Recommendation

Treat as a potential modernisation project only after obtaining a detailed survey, works quotation and full auction special conditions. Do not bid on the current evidence alone because the guide price is close to the lower end of the comparable range and costs are unknown.

Works Required

Modernisation is required according to the description. The supplied evidence does not specify which elements require work or provide a cost allowance, so no detailed scope or refurbishment budget can be established.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the indicative £389,000 base GDV, 75% refinance is £291,750. Purchase price, refurbishment costs and buyer or seller charges are not sufficiently quantified, so total project cost, cash required and whether refinancing would recover the investment cannot be established.

Buy-to-Let Analysis

A BTL assessment cannot be completed because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. The property is vacant, and modernisation is required, but the works cost and resulting rent are unknown.

Flip Analysis

The comparable evidence supports an indicative resale value around £389,000, with supplied evidence ranging from £341,000 to £400,000. A flip surplus cannot be calculated because refurbishment costs, transaction charges and selling costs are unavailable.

Investor Risks & Due Diligence

• Modernisation is stated but the scope and cost are unknown.

• No reliable property-specific rental evidence is supplied, preventing a yield assessment.

• Buyer fees, VAT applicability and other seller charges are not quantified.

• Comparable sales are limited and vary materially in price and date.

• The property is vacant, so there is no passing rent to verify.

Recommendation

Treat as a potential modernisation project only after obtaining a detailed survey, works quotation and full auction special conditions. Do not bid on the current evidence alone because the guide price is close to the lower end of the comparable range and costs are unknown.

Strategy Rating

Analysis Confidence

There is useful same-close completed-sale evidence and a clear guide price, but no floor area, detailed condition report, rental evidence, refurbishment budget or buyer/admin fee information.