Flat 18, Bow Bell Tower, 6, Pancras Way, London

Description

Leasehold fifth floor flat.

Accommodation

One bedroom, reception room open plan to kitchen, bathroom/wc

Location

The property is located on Pancras Way. Shopping amenities are available within Bow, with a further range of shops, bars and restaurants found within Central London to the south west. Public transport links are available at Bow Road Underground Station (Circle, District and Hammersmith & City Lines) to the south, along with a network of local bus services serving the surrounding areas. The property is served by road links including the A12 to the east and A11 to the south. Recreational pursuits can be found at Queen Elizabeth Olympic Park to the north east and Victoria Park to the west.

Tenure / Property Information

Investment Analysis

The supplied completed sales in the same building range from £402,000 to £416,000, with the latest at £402,000 on 10 October 2025. A base GDV of £407,500 is supported by the evidence, although the comparable details do not confirm bedroom count, size, floor or precise flat number. The £200,000 guide represents approximately 49.1% of the base GDV before fees, works and other costs.

Investment Snapshot

Strategy Recommendation

Investigate as a potential buy-to-let or value purchase, subject to confirming the flat-specific comparables, condition, service charge, ground rent, lease terms, parking/heating position and all special-condition fees. Do not bid solely on the headline discount.

Works Required

No refurbishment works are evidenced. Confirm condition, kitchen and bathroom specification, any required repairs, leasehold obligations, service charge position and common-area liabilities before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the guide, the apparent discount to same-building completed sales is substantial. A 75% refinance against the £407,500 base GDV would be approximately £305,625. However, the cash position cannot be calculated reliably because refurbishment costs, service charges, ground rent, finance costs and possible seller fees are not supplied. Confirm mortgageability and leasehold charges before relying on a BRRR strategy.

Buy-to-Let Analysis

The advertised asking rent of £1,750 pcm implies £21,000 annual gross rent and a 10.5% gross yield on the £200,000 guide, before the £1,800 documentation fee, service charge, ground rent, tax, finance, voids and maintenance. The yield on total cost cannot be established because service charge, ground rent, works and any seller fees are unknown. The rent is an asking figure rather than achieved rent.

Flip Analysis

The evidence supports a base resale value of approximately £407,500, with a supplied comparable range of £402,000 to £416,000. A reliable flip surplus cannot be calculated because works, selling costs, finance costs and potential seller fees are unknown. The £1,800 buyer documentation fee is known and would be payable in addition to the purchase price.

Investor Risks & Due Diligence

• The comparable sales do not confirm that the sold flats match this one-bedroom fifth-floor flat in size, layout or specification.

• Annual service charge and ground rent are undisclosed.

• Property condition and any refurbishment requirement are not evidenced.

• The £1,750 pcm figure is an advertised asking rent, not achieved rent.

• Additional seller fees may be payable under the special conditions.

• Parking and heating arrangements are undisclosed.

• Finance, taxation, voids and maintenance costs are excluded from the gross yield calculation.

Recommendation

Investigate as a potential buy-to-let or value purchase, subject to confirming the flat-specific comparables, condition, service charge, ground rent, lease terms, parking/heating position and all special-condition fees. Do not bid solely on the headline discount.

Strategy Rating

Analysis Confidence

Same-building completed sales, guide price and one advertised rent are available, but flat-specific comparable characteristics, service charge, ground rent, condition, works, finance costs and possible seller fees are unavailable.