Flat 6, 317 Barking Road, Plaistow, London, E13 8EE

Description

A First Floor Two Bedroom Flat Subject to a Periodic Tenancy Producing £18,000 Per Annum (Reflecting a Gross Initial Yield of 18% on the Lower End of the Guide). The property comprises a first floor two bedroom flat situated within a mixed use parade arranged over ground and two upper floors.

Accommodation

First Floor: Reception Room, Kitchen, Two Bedrooms, Bathroom.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Star Lane Park are within easy reach. Transport links are provided by West Ham underground station (Circle line) and rail station.

Tenure / Property Information

Investment Analysis

The comparable evidence is from the same Barking Road parade or immediate address range, but bedroom mix and condition are not supplied. Completed prices range from £100,000 in November 2024 to £157,000 in October 2025, with older 2023 entries at £180,000-£200,000. A cautious base GDV of £157,000 uses the most recent supplied comparable; £100,000-£200,000 is the evidence-supported scenario range. The stated £18,000 annual rent equates to £1,500 pcm and is an auctioneer estimate rather than independently evidenced achieved rent.

Investment Snapshot

Strategy Recommendation

Best suited to a buy-to-let or potential BRRR strategy if the £18,000 rent is verified and the tenancy, lease and leasehold charges are acceptable. Do not rely on the upper GDV or proceed without reviewing the legal pack and confirming all completion costs.

Works Required

No specific defects or refurbishment works are evidenced. Budget only for inspection and any repairs identified after reviewing the legal pack and undertaking a survey; no numeric works allowance is included.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £100,000 lower guide, the known acquisition cost used is £101,800 including the £1,800 administration charge, with no works allowance because none is evidenced. Against a £157,000 base GDV, 75% refinance is £117,750, implying approximately £15,950 of capital release before finance, tax, valuation, refinance costs and unknown leasehold or legal charges. The outcome depends on lender acceptance of the periodic tenancy, valuation, leasehold terms and actual condition.

Buy-to-Let Analysis

At the £100,000 lower guide, the stated £18,000 annual rent produces an 18% gross initial yield, reducing to approximately 12% at the £150,000 upper guide. Including the stated £1,800 administration charge, the gross yield on the lower-guide acquisition cost is approximately 17.7%. This excludes service charge, ground rent, repairs, management, insurance, voids, finance, tax and any other auction disbursements. Rent is an auctioneer estimate and the property is subject to a periodic tenancy.

Flip Analysis

A £157,000 base GDV is supported by the most recent supplied comparable, but the comparables do not specify bedroom count or condition and the older evidence ranges to £200,000. Against the £101,800 lower-guide acquisition cost including the known administration charge, the gross difference is £55,200 before selling costs, finance, tax, legal costs, disbursements and works. A formal flip surplus is not stated because no selling allowance or works budget is supplied.

Investor Risks & Due Diligence

• The £18,000 annual rent is an auctioneer estimate, not independently evidenced passing rent, and the property is subject to a periodic tenancy.

• Leasehold service charge, ground rent, insurance, restrictions and other lease terms are not supplied.

• Buyer disbursements, seller-cost reimbursements, search fees, legal fees and transfer fees may be payable but are not quantified.

• No condition report, EPC, council tax, parking or heating information is supplied, so operating costs and any works requirement are unknown.

• The comparable sales do not specify bedroom mix or condition; the older £180,000-£200,000 evidence may not represent current achievable value.

Recommendation

Best suited to a buy-to-let or potential BRRR strategy if the £18,000 rent is verified and the tenancy, lease and leasehold charges are acceptable. Do not rely on the upper GDV or proceed without reviewing the legal pack and confirming all completion costs.

Strategy Rating

Analysis Confidence

The address-specific sale evidence, tenancy rent figure, lease term, guide and administration charge support headline calculations, but bedroom/condition comparability, external rental evidence, property condition, leasehold costs, EPC and other disbursements are not supplied.