99 City Tower, 3 Limeharbour, Isle of Dogs, London

Description

Leasehold self-contained sixth floor flat with reception room/kitchen, two bedrooms, one with en-suite bathroom, further bathroom, allocated parking space and GIA approximately 67.08 sq m (722 sq ft).

Accommodation

Reception Room/Kitchen; two bedrooms, one with en-suite bathroom; further bathroom; allocated parking space; GIA approximately 67.08 sq m (722 sq ft).

Location

Situated on the east side of Limeharbour. Shops and amenities are nearby, with further amenities accessible in Canary Wharf. Crossharbour DLR station is within easy reach to the south and Canary Wharf underground station is also accessible. The A13 is to the north. Millwall Park and Mudchute Park and Farm are in close proximity.

Tenure / Property Information

Investment Analysis

The supplied sold evidence for 3 Limeharbour shows a wide range from £392,500 to £630,000, but it does not confirm that the sales were of this exact flat, nor provide comparable size, floor, condition or transaction context. A cautious evidence-based scenario range is £392,500 to £625,000, with £450,000 used as the base GDV. This is an estimate only and requires unit-specific comparables and inspection.

Investment Snapshot

Strategy Recommendation

Proceed only subject to confirming the exact flat's comparable value, lease terms, service charge, arrears, rental permissions, condition and all auction or seller charges. Potential BTL/BRRR merits investigation, but the evidence is insufficient to commit to a flip or set a maximum bid.

Works Required

No refurbishment works are evidenced in the supplied information. Obtain a survey, inspect the flat and confirm the condition of the building, common parts, services, bathrooms, kitchen and parking space before budgeting works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £450,000 base GDV, 75% refinance is approximately £337,500. However, refurbishment costs, service charge, acquisition fees and finance costs are not supplied, so total project cost and cash left in cannot be reliably calculated. The apparent guide-to-GDV discount should not be relied upon until the exact unit and condition are verified.

Buy-to-Let Analysis

The supplied asking-rent evidence ranges from £680 pcm to £2,496 pcm and is not confirmed as achieved rent for this flat. On the £215,000 guide alone, the implied gross yield range is approximately 3.80% to 13.93%, before ground rent, service charge, management, maintenance, voids, finance and other costs. BTL viability cannot be established without verified local rent, service charge and lease restrictions.

Flip Analysis

The evidence suggests a substantial potential spread between the £215,000 guide and the £450,000 base GDV, but the comparables are not confirmed as the same unit and no selling, acquisition, finance or refurbishment costs are supplied. A reliable flip surplus cannot therefore be calculated.

Investor Risks & Due Diligence

• Sold comparables are recorded against 3 Limeharbour but are not confirmed as this exact sixth-floor flat.

• Wide variation in supplied asking rents means achievable rent is uncertain.

• Ground rent is £500 per annum and service charge is not supplied.

• Leaseholder liabilities, arrears, major works and building management information are not supplied.

• Buyer premium, administration charges and other seller or third-party fees are not quantified.

• The lease permits approximately 105 years remaining, but lease restrictions and rental permissions are not supplied.

• No condition or refurbishment evidence is supplied.

• The property is leasehold and the impact of the allocated parking space on value is unverified.

Recommendation

Proceed only subject to confirming the exact flat's comparable value, lease terms, service charge, arrears, rental permissions, condition and all auction or seller charges. Potential BTL/BRRR merits investigation, but the evidence is insufficient to commit to a flip or set a maximum bid.

Strategy Rating

Analysis Confidence

There is useful sold-price, asking-rent, tenure and lease evidence, but the comparables may not be the same unit; rents vary materially and condition, service charge, acquisition fees, finance costs and occupancy are not supplied.