Flat 5, 78 Archway Road, Islington, London

Description

Residential investment: vacant four bedroom top floor apartment ideal buy to let investment located close to Archway and the tube station. This spacious four bedroom top floor apartment presents an exceptional opportunity for investors and residential buyers looking to secure space, flexibility and long-term potential in the capital. The property is situated just off Archway Road, which has a vast array of supermarkets, restaurants, bars and gyms. The property also benefits from excellent transport links and is served by Archway Underground - Northern Line, 0.2 miles away.

Accommodation

Entrance Hall; Living Room - 14'4 x 10'10; Kitchen - 15'9 x 12'1; Bedroom One - 16'6 x 7'9; Dressing Room - 11'3 x 7'4; En Suite Bathroom/WC; Bedroom Two - 13'10 x 9'9; Bedroom Three - 12'2 x 8'3; Bedroom Four - 12'5 x 8'7; Bathroom/WC - 7'2 x 6'3.

Location

Located just off Archway Road, close to supermarkets, restaurants, bars and gyms. Archway Underground - Northern Line is 0.2 miles away.

Tenure / Property Information

Investment Analysis

Evidence is limited and comparables are not size- or bedroom-matched. Recorded sales range from £275,000 to £565,441, including £371,000 at 78 Archway Road in 2023 and £325,000 at 76 Archway Road in 2025. A cautious base GDV is £371,000, with £325,000 low and £565,441 high scenarios; the high comparable may not be directly comparable. The £395,000 guide is above the most relevant recent evidence.

Investment Snapshot

Strategy Recommendation

Do not bid at the guide without stronger valuation and rental evidence. Consider only after confirming the legal pack, lease, condition and achievable four-bedroom rent at a materially lower price.

Works Required

No specific defects or refurbishment requirements are evidenced. Allow for inspection, legal-pack review and any works identified by survey; no works budget can be supported.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At a £371,000 base GDV, 75% refinancing would be approximately £278,250. As the guide already exceeds the base GDV and refurbishment, acquisition fees and finance costs are unsupported, cash recycling cannot be reliably established.

Buy-to-Let Analysis

Advertised rents range from £1,998 pcm for N19 rental evidence to £4,000 pcm for a specifically advertised four-bedroom flat. This implies approximately 6.07%–12.15% gross yield on the £395,000 guide before service charge, ground rent, finance, tax and other costs. Asking rents are not achieved rents, and the range is too wide for a reliable single yield.

Flip Analysis

The guide exceeds the £371,000 base GDV and is also above the £325,000 recent comparable at 76 Archway Road. With refurbishment, selling costs and finance costs unsupported, a reliable flip surplus cannot be calculated; the evidence does not indicate clear resale margin.

Investor Risks & Due Diligence

• Guide price exceeds the £371,000 same-road base comparable.

• Recent comparable evidence is not confirmed as four-bedroom or directly size-matched.

• Rental evidence consists of advertised asking rents and is widely spread.

• Service charge of approximately £2,400 per annum and ground rent of £400 per annum require legal-pack confirmation.

• Lease details and 106 years remaining require legal verification.

• Vacant possession, condition and refurbishment requirements are not independently evidenced.

Recommendation

Do not bid at the guide without stronger valuation and rental evidence. Consider only after confirming the legal pack, lease, condition and achievable four-bedroom rent at a materially lower price.

Strategy Rating

Analysis Confidence

There are several nearby completed sales and rental indications, but bedroom/size comparability, condition, fees, council tax, parking, achieved rent and refurbishment requirements are not evidenced.