Flat 27 Cunningham Court, 73 Oliver Road, London

Description

A modern vacant one bedroom apartment in Leyton

Accommodation

Ground Floor: Hallway, Bathroom, Bedroom, Kitchen & Living Room, Balcony. Outside: Allocated Parking.

Location

Close to the Leyton Orient football ground, Leyton Tube Station, Coronation Gardens, shops and bars.

Tenure / Property Information

Investment Analysis

Five completed sales are recorded at the same development/address between £385,000 and £455,000, averaging £421,800 and with a £418,000 median. However, the evidence does not identify the sold units' bedrooms, floor, size, condition, parking or exact comparability to Flat 27. A provisional base GDV of £421,800 is therefore used, with the observed sales range as the low/high scenario. This is not a formal valuation. The £130,000 guide appears materially below the recorded development sales, but the reason for the pricing requires legal-pack, valuation and condition investigation.

Investment Snapshot

Strategy Recommendation

Proceed only as a due-diligence-led acquisition, not on the guide-to-comparable gap alone. Obtain a valuation of this specific one-bedroom flat, confirm leasehold charges and restrictions, inspect condition, and establish achievable rent before setting a bid. Without that evidence, neither BTL nor flip economics are sufficiently supported.

Works Required

No specific defects or refurbishment requirements are evidenced. Inspect the apartment and undertake only any cleaning, redecoration or repairs demonstrably required. Confirm the condition of the kitchen, bathroom, balcony, allocated parking space, electric heating and common parts before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the provisional £421,800 base GDV, 75% refinance is £316,350. A reliable cash-left-in figure cannot be calculated because refurbishment, other completion charges, finance costs and the actual purchase price are unknown. The apparent discount to development sales is attractive on paper but depends heavily on the sold comparables being genuinely comparable and on satisfactory lease and legal-pack review.

Buy-to-Let Analysis

BTL analysis cannot establish a rent or yield because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. At the £130,000 guide, the known administration charge would bring the purchase price and stated fee to £132,700 before stamp duty, other legal-pack charges, finance, service charges and any works. Leasehold costs and restrictions also require review.

Flip Analysis

A flip appraisal cannot be completed reliably. The provisional GDV is based on same-address sales whose unit characteristics are not supplied, while works, acquisition costs beyond the stated administration charge, selling costs and the eventual purchase price are unknown. No flip surplus is therefore estimated.

Investor Risks & Due Diligence

• The sold comparables are not identified by bedroom count, floor, size, condition, parking or exact flat, so their relevance to Flat 27 is uncertain.

• No achieved or advertised rental evidence is supplied, preventing rent and yield analysis.

• The buyer administration charge is known, but additional legal-pack charges, stamp duty and government taxes are not quantified.

• Leasehold service charge, ground rent, major works exposure and other lease terms are not supplied.

• The auction guide is not the final purchase price and may rise materially at auction.

• The apartment's condition and any required works are not evidenced.

• Electric heating may affect operating costs, but no energy-cost evidence is supplied.

Recommendation

Proceed only as a due-diligence-led acquisition, not on the guide-to-comparable gap alone. Obtain a valuation of this specific one-bedroom flat, confirm leasehold charges and restrictions, inspect condition, and establish achievable rent before setting a bid. Without that evidence, neither BTL nor flip economics are sufficiently supported.

Strategy Rating

Analysis Confidence

The file contains five completed same-address sales and clear tenure/occupancy information, but lacks unit-specific comparable details, rental evidence, condition/works costs, leasehold charges, full auction costs and the actual sale price.