Flat 19, Connaught Heights, 2, Agnes George Walk, LONDON, London, E16 2FP

Description

Leasehold first floor flat

Accommodation

Principal bedroom with ensuite, one additional bedroom, reception room open plan to kitchen, bathroom/wc

Location

The property is located on Agnes George Walk. Shopping amenities can be found locally within Central London and the surrounding areas. Public transport links are available at Pontoon Dock Train Station (DLR Line) to the west and London City Airport Train Station (DLR Line) to the north east, along with a network of local bus services serving the surrounding areas. The property is served by road links including the A1020 and A112 both lying to the north. Recreational pursuits can be found at Thames Barrier Park to the south west.

Tenure / Property Information

Investment Analysis

Recent same-building completed sales were £280,000 in March 2025 and £265,000 in June 2021. Older evidence includes £312,500 and £435,000, but the £435,000 sale is not relied upon as a central indicator. A base GDV of £280,000 is supported, below the £300,000 guide before the known £1,800 admin fee. Service charge, ground rent and any seller fees are unknown.

Investment Snapshot

Strategy Recommendation

Only consider as a rental investment if due diligence confirms acceptable service charge and ground rent and the price is negotiated below the guide toward recent same-building evidence. Avoid a BRRR or flip at the guide price.

Works Required

No refurbishment works are evidenced. Allow for inspection, compliance checks and any leasehold-related requirements before bidding, but no works budget is assumed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £300,000 guide, the base acquisition cost including the £1,800 admin fee is £301,800 before any unknown seller fees or refurbishment. A 75% refinance against the £280,000 base GDV would provide approximately £210,000, leaving indicative cash in of £91,800 before finance, tax and other costs. The base case therefore does not support a strong BRRR outcome.

Buy-to-Let Analysis

The advertised asking rent is £2,200 pcm, implying £26,400 annually and an 8.80% gross yield on the £300,000 guide. Including the known £1,800 admin fee, the gross yield is approximately 8.75%. Net yield cannot be assessed because service charge, ground rent, management, maintenance, voids and finance costs are unavailable. The guide is above the most recent £280,000 same-building sales.

Flip Analysis

Using a base GDV of £280,000, the purchase and known admin cost total £301,800 before selling costs, seller fees or refurbishment. This indicates a negative gross margin of £21,800 before exit costs; no formal flip surplus is reported because no supported selling-cost allowance is available.

Investor Risks & Due Diligence

• The £300,000 guide exceeds the two most recent same-building completed sales at £280,000.

• Annual service charge and ground rent are unknown and could materially reduce net yield.

• The £2,200 pcm figure is an advertised asking rent, not an achieved or passing rent.

• Additional seller fees may be payable under the Special Conditions of Sale.

• No condition, floor area, parking or heating information is provided.

• The lease has 109 years remaining as of the auction date, subject to verification of the lease terms and charges.

Recommendation

Only consider as a rental investment if due diligence confirms acceptable service charge and ground rent and the price is negotiated below the guide toward recent same-building evidence. Avoid a BRRR or flip at the guide price.

Strategy Rating

Analysis Confidence

Recent same-building sold comparables and one advertised rent are available, but service charge, ground rent, seller fees, condition, floor area and achieved rental evidence are unavailable.