Flat 28 Collett House, Guinness Trust Buildings, Stamford Hill, London

Description

Vacant leasehold self-contained second floor flat. By order of a Housing Association.

Accommodation

Reception room, bedroom, kitchen and bathroom. GIA (Source: EPC) approximately 43 sq m (463 sq ft).

Location

The property is situated on the west side of Stamford Hill. Local shops and amenities are available along Stoke Newington High Street. Stoke Newington Station (Weaver Line) is approximately 0.3 miles to the south. The A10 is readily accessible providing direct access onto the A406 (North Circular Road). Allen's Gardens is nearby.

Tenure / Property Information

Investment Analysis

The strongest evidence is for flats in Collett House, Guinness Trust Buildings: £300,000 completed in 2015 and £310,000 completed in 2020. A £194,000 sale was completed in 2008 but is materially older. Using the two more recent same-building sales, an indicative evidence-based GDV range is £300,000–£310,000, with £305,000 adopted as the base estimate. This is not a formal valuation and no adjustment can be made for the subject flat's condition, exact floor position beyond the supplied description, lease length, service charge or other lease terms.

Investment Snapshot

Strategy Recommendation

Do not set a bid or commit to a strategy until the guide price, legal pack, lease length, charges, condition and rental evidence are verified. If those checks are satisfactory, assess as a cautious leasehold resale or rental opportunity against the same-building sales.

Works Required

No specific refurbishment works are evidenced. Obtain and review the legal pack, inspect the flat, and verify lease, service-charge and condition information before budgeting works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed without a purchase price, refurbishment budget, lease details, rental evidence and finance costs. At the adopted £305,000 base GDV, 75% gross refinance proceeds would be approximately £228,750, but cash left in cannot be calculated without total project cost.

Buy-to-Let Analysis

BTL yield cannot be established because no sufficiently specific rental comparable, auctioneer rent estimate, purchase price, service charge, lease costs or buyer fees are supplied. The property is stated to be vacant, but achievable rent remains unverified.

Flip Analysis

The evidence supports an indicative base resale value of £305,000, within a £300,000–£310,000 range based on same-building completed sales. Flip surplus cannot be calculated because the guide/purchase price, works, acquisition costs and selling allowance are unknown.

Investor Risks & Due Diligence

• Lease length and other legal terms are unknown and may materially affect value and financeability.

• No auction guide or purchase price is supplied, so maximum bid and project returns cannot be calculated.

• No sufficiently specific rental evidence is available, preventing yield analysis.

• Buyer, administration, seller and third-party charges are not quantified.

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

• The comparable sales are dated between 2008 and 2020 and may not represent current market value.

Recommendation

Do not set a bid or commit to a strategy until the guide price, legal pack, lease length, charges, condition and rental evidence are verified. If those checks are satisfactory, assess as a cautious leasehold resale or rental opportunity against the same-building sales.

Strategy Rating

Analysis Confidence

There are three same-building completed sales, including two relatively recent comparables, but the auction guide, lease terms, condition, fees and rental evidence are missing.