Flat 52, Abbott's Wharf, 93 Stainsby Road, Bethnal Green, Greater London E14 6JL

Description

The apartment forms part of an attractive, contemporary building situated between the Limehouse Cut and Bartlett Park open space. Spacious accommodation with a balcony off the sitting room, contemporary kitchen with integrated appliances, gas heating and modern bathroom fittings. The property was previously let at £22,800 pa. A new gas boiler was installed in 2026. Plasterboard ceilings were exposed to accommodate new pipework and require repair.

Accommodation

Third Floor: front door to entrance hall, open plan living room and kitchen, bedroom, bathroom. Outside space: balcony off the sitting room.

Location

Situated between the Limehouse Cut and Bartlett Park open space. Langdon Park Station (DLR) 0.4 miles.

Tenure / Property Information

Investment Analysis

Five completed sales in the same building range from £270,000 to £435,000, but bedroom count, floor, size, condition and lease details are not supplied, so a reliable subject-specific GDV cannot be established. The historical letting figure of £22,800 pa equates to £1,900 pcm but is not evidence of a current achieved rent.

Investment Snapshot

Strategy Recommendation

Investigate as a potential buy-to-let at or near the guide, subject to verifying the current achievable rent, lease, service charge, ground rent, repair cost and any special-condition fees. Do not underwrite a BRRR or flip without stronger valuation evidence.

Works Required

Repair the exposed plasterboard ceilings following the pipework installation. The 2026 gas boiler, contemporary kitchen, integrated appliances and modern bathroom fittings are described as existing; no further works are assumed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed because the comparable sales are not sufficiently detailed to support a GDV, and refurbishment costs, lease terms and finance costs are unavailable. The guide-to-comparable spread appears potentially material, but it cannot be relied upon without confirming comparability.

Buy-to-Let Analysis

At the £180,000 guide, the previous rent of £22,800 pa implies a 12.67% gross yield before refurbishment, finance, service charge, ground rent, voids, management and other costs. This is based on historical rent only; no current rental comparable or auctioneer rent estimate is provided. Lease terms and property running costs are also unavailable.

Flip Analysis

A flip surplus cannot be calculated. Although same-building completed sales range from £270,000 to £435,000, the supplied evidence does not identify which sales are comparable to this one-bedroom flat or provide refurbishment and selling-cost allowances.

Investor Risks & Due Diligence

• The subject's lease term, ground rent and service charge are not supplied.

• The £22,800 pa figure is historical previous rent rather than a current achieved rent.

• The extent and cost of repairing the exposed plasterboard ceilings are unknown.

• Same-building sales vary materially from £270,000 to £435,000 and lack bedroom, size, floor and condition details.

• Additional fees may be listed in the Special Conditions of Sale.

• The property is vacant, so there is no current passing rent.

Recommendation

Investigate as a potential buy-to-let at or near the guide, subject to verifying the current achievable rent, lease, service charge, ground rent, repair cost and any special-condition fees. Do not underwrite a BRRR or flip without stronger valuation evidence.

Strategy Rating

Analysis Confidence

There are several same-building completed sales and a property-specific historical rent, but key valuation, lease, current rental, running-cost and refurbishment-cost evidence is missing.