Flat A, 1 Alcester Crescent, Clapton, London

Description

Vacant, long leasehold, self-contained ground and first floor maisonette with a rear garden. GIA approximately 63.35 sq m (682 sq ft).

Accommodation

Ground floor: reception room, bedroom, kitchen and bathroom. First floor: bedroom and separate WC. Rear garden. GIA approximately 63.35 sq m (682 sq ft).

Location

Located on the east side of Alcester Crescent. The shops and amenities of Upper Clapton Road are to the west. Clapton overground station is approximately 0.2 miles to the south. The A10 is to the west and Springfield Park is to the north.

Tenure / Property Information

Investment Analysis

The five supplied same-street flat/maisonette sales range from £385,000 to £760,000, but they span 2019–2023 and provide no comparable floor areas, bedroom counts, condition, garden details or adjustment evidence. The repeated address also shows materially different recorded prices. A reliable GDV or valuation range cannot therefore be established from the supplied evidence alone.

Strategy Recommendation

Do not bid or select a strategy until the guide price, buyer and administration charges, inspection findings, rental evidence and a properly matched valuation are available.

Works Required

No specific defects or refurbishment requirements are evidenced. The property should be inspected before bidding; only evidenced works, if any, should be allowed for.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR analysis cannot be completed reliably. The lease terms are favourable on their face, with a new 990-year lease and peppercorn ground rent, but purchase price, works, rent, fees and a defensible GDV are unavailable.

Buy-to-Let Analysis

BTL analysis cannot be completed because no sufficiently specific rental comparable, auctioneer rent estimate, guide price or buyer costs has been supplied. Gross rent and yield are therefore unsupported.

Flip Analysis

A flip surplus cannot be calculated. Although same-street sales are supplied, their wide and unexplained price range does not support a reliable resale GDV, while purchase price, works and selling allowances are unavailable.

Investor Risks & Due Diligence

• No guide price, buyer premium or quantified administration charges are supplied.

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

• No condition survey or refurbishment scope is provided.

• The sold comparables show a wide £385,000–£760,000 range and lack size, bedroom and condition details.

• Additional seller or third-party charges may apply but are not quantified.

• The property is leasehold; although a new 990-year lease and peppercorn ground rent are stated, other lease terms and costs are not supplied.

Recommendation

Do not bid or select a strategy until the guide price, buyer and administration charges, inspection findings, rental evidence and a properly matched valuation are available.

Strategy Rating

Analysis Confidence

The property description and tenure are clear, but guide price, fees, condition, EPC, rent, council tax, parking, heating and sufficiently comparable valuation evidence are missing.