Flat 3, 9 Queensland Road, Highbury, London N7 7FH

Description

The property comprises a ground floor studio flat situated within a purpose built building arranged over ground and three upper floors. Accommodation includes Studio Room Kitchen Bathroom. Tenancy: The property is subject to a Tenancy, whose original term was for 12 months commencing on 30th October 2024, at a rent of £1,350 per calendar month. EPC rating C.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Highbury Fields are within easy reach. Transport links are provided by Holloway Road underground station (Piccadilly line) and Drayton Park rail station.

Investment Analysis

Investment Snapshot

Property & Refurbishment

I would initially allow approximately £5,000–£15,000 for the works indicated by the listing, investor-grade finishing and contingency. This is an HB/AI feasibility allowance rather than a contractor quotation. A full survey and itemised trade pricing are required before fixing the budget.

Rental Analysis

The listing states current rental income of approximately £16,200 per annum, equivalent to a gross yield of about 11.2% on the guide price. This is a listing-derived figure and should be checked against the tenancy/lease, payment history and legal pack. Market rent has not been invented where current comparable lettings were not independently verified.

GDV / Resale Analysis

No sufficiently specific sold comparables were independently verified for this property during this high-volume batch market check. I have therefore not manufactured a GDV figure. Before bidding, establish value from recent like-for-like completed sales or, for commercial/tenanted assets, appropriate investment-yield evidence. Any future HB estimate should be clearly distinguished from a RICS valuation.

Properties Sold Within Approx. 5 Miles

No sufficiently specific sold comparables were independently verified during this market check. This is intentionally left evidence-led rather than populated with fabricated transactions.

Potential BRRR Position

A reliable BRRR refinance calculation cannot be produced until a comparable-supported completed value and, where relevant, achievable rent are established. Any refinance would also depend on lender valuation, LTV, rental stress tests, construction, tenure and borrower criteria.

Flip Analysis

A flip should only be pursued once a conservative resale value has been supported by recent completed-sale evidence. Deduct acquisition tax, the auction administration charge, legal fees, finance, holding costs, refurbishment/development costs, contingency and selling costs; headline guide-to-value uplift is not net profit.

Investor Risks & Due Diligence

• Review the complete legal pack, title/lease and all auction disbursements before bidding.




• Obtain an appropriate survey/site inspection and contractor or professional costings.




• Verify any stated tenancy, lease, rent, possession or planning information independently.




• Obtain recent like-for-like sold and rental evidence before fixing GDV or achievable rent.

Recommendation

Preferred strategy: Buy-to-Let / Income Investment. The recommendation is based on the listing facts and current configuration. Because property-specific sold/rental comparables were not verified for every lot in this batch, the final bid ceiling should be set only after local market evidence and legal/condition due diligence are completed.

Strategy Rating

BRRR: ★★★☆☆

Buy-to-Let: ★★★★★

Flip: ★★★☆☆

Development: ★★☆☆☆