Flat 16, Bow Bell Tower, 6, Pancras Way, TOWER HAMLETS, London, E3 2SN

Description

Long leasehold fourth floor purpose built self-contained flat within the highly sought-after Bow Bell Tower development. Full vacant possession.

Accommodation

Fourth floor: one bedroom, open plan reception room/kitchen with balcony, bathroom/WC and hallway. Outside: allocated parking bay with secure underground parking. Gross Internal Area GIA approximately 60 sq m (645 sq ft).

Location

Situated on Pancras Way, off Tredegar Road. Public transport links include Stratford and London Liverpool Street mainline rail stations, local bus services, Bow Road Underground Station, Bow Church DLR and Pudding Mill Lane DLR Station. Road links include the A12 and A11. Local amenities include Bow, Stratford, Westfield Stratford City and Canary Wharf. Recreational spaces include Victoria Park, Queen Elizabeth Olympic Park and Grove Hall Park.

Tenure / Property Information

Investment Analysis

Recent completed sales in the same Bow Bell Tower range from £402,000 to £416,000: £402,000 in October 2025, £407,500 in July 2024 and £416,000 in January 2024. The average of these three recent sales is £408,500, used as the base GDV. Older sales of £405,000 and £430,000 provide additional context. The guide is substantially below these completed sales, but the evidence does not identify the exact comparable flats or confirm condition, service charges or seller costs.

Investment Snapshot

Strategy Recommendation

Proceed only subject to legal review, confirmation of service charge and ground rent, inspection, and verification of achievable rent. The guide-to-comparable discount supports further investigation, but the available rental evidence is too weak to underwrite a BTL or flip confidently.

Works Required

No specific defects or refurbishment requirements are supplied. Allow only for inspection-led cleaning, redecoration or minor works if confirmed; no reliable works allowance can be quantified from the evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the recent same-development sales, the indicative base GDV is £408,500 and 75% of GDV is £306,375. The guide plus the known £1,800 documentation fee is £186,800 before any refurbishment, seller fees, conveyancing, finance and leasehold costs. Cash left in and refinance equity cannot be reliably calculated because works and additional costs are unknown.

Buy-to-Let Analysis

The only rental evidence is an advertised £500 pcm for a one-bedroom flat in William Place, E3, not this property; no auctioneer rent estimate is provided. Using £500 pcm gives £6,000 annual rent and a 3.24% gross yield against the £185,000 guide, before service charge, ground rent, management, maintenance, finance and other costs. Net yield cannot be established because leasehold charges and actual achievable rent are unknown.

Flip Analysis

At the guide, the base GDV less the guide and known £1,800 documentation fee produces a theoretical £221,700 difference before refurbishment, selling costs, finance, tax and any seller-charged fees. This is not a dependable flip surplus because the property condition, total acquisition costs and disposal costs are not evidenced.

Investor Risks & Due Diligence

• Annual service charge, ground rent, review period and ground rent increases are not supplied.

• The seller may charge additional completion fees under the Special Conditions of Sale.

• The only rent evidence is a £500 pcm advertised asking rent for another E3 property; no passing rent or auctioneer estimate is available.

• Property condition and heating details are not supplied, so refurbishment and running costs cannot be quantified.

• The listing gives approximately 978 years remaining while also stating 977 years as of the auction date; the lease position should be verified.

• Completed sales are for the same development and address but do not identify the exact comparable flats or their condition, floor, size or parking arrangements.

Recommendation

Proceed only subject to legal review, confirmation of service charge and ground rent, inspection, and verification of achievable rent. The guide-to-comparable discount supports further investigation, but the available rental evidence is too weak to underwrite a BTL or flip confidently.

Strategy Rating

Analysis Confidence

There are several recent completed sales in the same development and a long lease, but the exact unit comparability, condition, leasehold charges, seller fees and achievable rent are not established.