Flat 94 Sleaford House, Fern Street, Tower Hamlets, 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

Same-building Land Registry evidence ranges from £194,444 to £390,000, including £200,000 in December 2024 and £390,000 in March 2025. Flat sizes, specifications and circumstances are unavailable, so a £200,000 base GDV is indicative only; £390,000 is treated as an upper evidence scenario rather than a reliable valuation.

Investment Snapshot

Strategy Recommendation

Do not bid on current evidence alone. Progress only after reviewing the legal pack, confirming leasehold liabilities and obtaining an inspection and refurbishment quotations.

Works Required

Refurbishment is required according to the description, but no detailed scope or cost evidence is supplied. Obtain a full inspection and contractor quotations before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR cannot be underwritten from the supplied evidence. The base GDV implies a theoretical 75% refinance figure of £150,000, but refurbishment, acquisition and other costs are unavailable, so cash left in cannot be calculated.

Buy-to-Let Analysis

BTL performance cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Refurbishment costs and leasehold charges are also unknown.

Flip Analysis

A flip assessment is inconclusive. Same-building sales support a broad £194,444–£390,000 evidence range, but refurbishment cost, selling allowance and property-specific comparability are unavailable; surplus cannot be calculated.

Investor Risks & Due Diligence

• Refurbishment scope and cost are unspecified.

• Comparable sale prices vary materially and the comparable flat specifications are unknown.

• No rental evidence is available, preventing yield analysis.

• Leasehold service charges, ground rent and other liabilities are not supplied.

• The £1,800 administration fee applies, with possible additional legal, search, transfer and seller-cost disbursements.

Recommendation

Do not bid on current evidence alone. Progress only after reviewing the legal pack, confirming leasehold liabilities and obtaining an inspection and refurbishment quotations.

Strategy Rating

Analysis Confidence

There are several same-building completed sales and a clear property description, but no floor area, detailed comparable specifications, rent, refurbishment budget, leasehold charges or full purchase-cost information.