Flat 94 Sleaford House, Fern Street, Bow, London, E3 3PZ

Description

A Vacant Seventeenth and Eighteenth Floor Three Bedroom Split Level Flat in Need of Refurbishment. The property comprises a seventeenth and eighteenth floor three bedroom split level flat situated within a purpose built block arranged over ground and nineteen upper floors.

Accommodation

Seventeenth Floor: Reception Room with Open-Plan Kitchen; Bedroom. Eighteenth Floor: Two Bedrooms; Bathroom; Separate W/C.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Bartlett Park are within easy reach. Transport links are provided by Bromley-by-Bow underground station (Circle line) and Limehouse rail station.

Tenure / Property Information

Investment Analysis

The supplied completed sales in Sleaford House range from £194,444 to £390,000, but no comparable bedroom count, floor, size, condition or transaction context is provided. They therefore cannot support a reliable property-specific GDV. The £140,000+ guide is materially below the reported sales range, but refurbishment costs, leasehold costs and resale comparability remain unverified. The known guide plus £1,800 administration charge is £141,800 before any other purchaser costs or disbursements.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence alone. First review the legal pack, inspect the flat, confirm leasehold charges and obtain refurbishment and resale evidence; only then consider a tightly capped refurbishment-led resale strategy.

Works Required

Refurbishment is stated as required, but no specific defects or scope are supplied. Obtain a full inspection and contractor quotations before budgeting for works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

The property is vacant and held on a new 125-year lease, which may assist refinanceability, but BRRR cannot be underwritten without a reliable GDV, refurbishment budget, rent, service-charge and other leasehold-cost information.

Buy-to-Let Analysis

A BTL assessment cannot be completed because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Gross yield, operating costs and debt coverage are therefore unsupported.

Flip Analysis

The reported Sleaford House sales provide a broad but unexplained £194,444–£390,000 range. Without comparable specifications and a verified refurbishment budget, resale surplus and maximum purchase price cannot be calculated.

Investor Risks & Due Diligence

• No sufficiently specific rental evidence or passing rent is supplied.

• No quantified refurbishment scope or contractor cost is supplied.

• The reported comparable sales lack bedroom, size, floor, condition and transaction details.

• Leasehold service charge, ground rent and other lease obligations are not provided.

• Legal-pack disbursements and other purchaser charges may become payable.

• Resale value and refinance amount cannot be reliably established from the supplied evidence.

Recommendation

Do not bid on the current evidence alone. First review the legal pack, inspect the flat, confirm leasehold charges and obtain refurbishment and resale evidence; only then consider a tightly capped refurbishment-led resale strategy.

Strategy Rating

Analysis Confidence

Completed sales exist in the same block, but comparable attributes, refurbishment costs, rental evidence, leasehold charges and full purchaser-cost details are missing.