Flat 30 Hilltop House, 117 Hornsey Lane, Highgate, London

Description

A Vacant Seventh Floor Studio Flat. Potential for Conversion to a One Bedroom Flat (Subject to Obtaining all Relevant Consents)

Accommodation

Seventh Floor: Studio Room, Kitchen, Bathroom. The property benefits from communal gardens.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Elthorne Park are within easy reach. Transport links are provided by Archway underground station (Northern line) and Hornsey rail station.

Tenure / Property Information

Investment Analysis

Same-building Land Registry comparables range from £245,000 (July 2026) to £332,500 (July 2024). With no comparable sizes, conditions or confirmation of studio/one-bedroom layouts, £285,000 is used as an indicative base GDV, with £245,000–£332,500 as an evidence-based range.

Investment Snapshot

Strategy Recommendation

Proceed only after verifying the legal pack, leasehold costs, conversion consent feasibility and achievable rent. Do not set a bid ceiling from the guide alone.

Works Required

No condition defects or refurbishment scope are supplied. The stated opportunity is potential conversion from studio to one bedroom, subject to all relevant consents; no conversion budget is supportable.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the guide plus the known £1,800 administration charge, the minimum identified acquisition cost is £181,800 before works and other fees. A 75% refinance of the indicative £285,000 base GDV is £213,750, but total project cost and cash extraction cannot be established without works, leasehold and special-condition costs.

Buy-to-Let Analysis

The advertised asking rent is £2,253 pcm, implying £27,036 annually and a 15.02% gross yield against the £180,000 guide before fees, works, service charges and voids. This is not an achieved rent, and costs and letting assumptions are unavailable, so sustainable BTL yield is unverified.

Flip Analysis

Indicative GDV is £285,000, supported by same-building sales ranging from £245,000 to £332,500. Flip surplus cannot be calculated because refurbishment costs, acquisition costs beyond the administration charge and selling costs are not fully evidenced.

Investor Risks & Due Diligence

• Potential one-bedroom conversion requires all relevant consents.

• Comparable sales do not provide sizes, layouts or condition, limiting GDV precision.

• The £2,253 pcm figure is an advertised asking rent rather than achieved rent.

• Service charges, ground rent, council tax and other leasehold costs are not supplied.

• Special-condition fees, legal costs, searches and transfer/disbursement charges may apply.

• Works and condition are not evidenced, so refurbishment cost and maximum bid cannot be calculated.

Recommendation

Proceed only after verifying the legal pack, leasehold costs, conversion consent feasibility and achievable rent. Do not set a bid ceiling from the guide alone.

Strategy Rating

Analysis Confidence

There are several same-building completed sales and one rental listing, but comparable specifications, condition, service charges, conversion costs, EPC and full auction fees are missing.