Flat 95, Adriatic Apartments, 20, Western Gateway, London

Description

Upon instruction of Countrywide. Leasehold second floor flat.

Accommodation

One bedroom, reception room open plan to kitchen, bathroom/wc

Location

The property is located on Western Gateway. Shopping amenities can be found locally within Poplar and a more comprehensive range of shops, bars and restaurants found within Central London to the west. Public transport links are available at Royal Victoria Underground Station (DLR Line) to the north and Custom House Underground Station (DLR and Elizabeth Line) to the north east along with a network of local bus services serving the surrounding areas. The property is served by road links including the A1026 and A1011 both lying to the west. Recreational pursuits can be found within Kier Hardie Recreation Ground to the north west.

Tenure / Property Information

Investment Analysis

The supplied Land Registry evidence is for the same apartment development but provides no bedroom, floor, size, condition or unit-level matching. Values range from £277,500 to £715,000, so a reliable GDV cannot be established. The £160,000 guide appears materially below the recorded comparable prices, but this cannot be treated as confirmed value without matching details and lease/service-charge information.

Investment Snapshot

Strategy Recommendation

Do not rely on the headline yield or apparent discount. Proceed only after verifying the exact unit, condition, lease, service charge, ground rent, parking/heating position, achievable rent and all special-condition fees. Otherwise, avoid bidding.

Works Required

No physical defects or refurbishment requirements are described, so no works allowance can be supported. Obtain inspection evidence and review the lease, service-charge information and special conditions before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR analysis cannot be completed because no supported GDV, refurbishment budget, service-charge data or refinance valuation is available. The £1,800 buyer documentation fee is known, but potential seller fees and other acquisition costs remain unspecified.

Buy-to-Let Analysis

The supplied rental evidence consists of advertised asking rents of £3,500 pcm, implying £42,000 annually and a headline 26.25% gross yield against the £160,000 guide. This is not an achieved rent, and service charge, ground rent, letting costs, finance and other ownership costs are unknown, so a dependable net yield cannot be established.

Flip Analysis

A flip surplus cannot be calculated. Although same-development sales are supplied, the wide price range and absence of unit-level matching prevent a reliable resale GDV; refurbishment and selling-cost allowances are also unavailable.

Investor Risks & Due Diligence

• Service charge and ground rent amounts, review terms and increases are unknown.

• The £3,500 pcm figures are advertised asking rents rather than achieved or passing rents.

• Same-development sold prices vary substantially and lack bedroom, size, floor and unit-level matching.

• Potential seller fees may be payable under the special conditions but are not provided.

• Property condition and any required works are not described.

• Parking and heating arrangements are unknown.

Recommendation

Do not rely on the headline yield or apparent discount. Proceed only after verifying the exact unit, condition, lease, service charge, ground rent, parking/heating position, achievable rent and all special-condition fees. Otherwise, avoid bidding.

Strategy Rating

Analysis Confidence

The property description and guide are available, but unit-specific comparable details, achieved rental evidence, service charge, ground rent, condition, occupancy and potential seller fees are missing.