Flat A, 215 Amhurst Road, Hackney, London, E8 2BS

Description

A three bedroom lower and upper ground floor flat. Externally the property benefits from a rear garden. In need of modernisation. Vacant.

Accommodation

Lower Ground Floor - Three Bedrooms, Bathroom/WC. Upper Ground Floor - Entrance Hallway, Two Reception Rooms, Kitchen, Bathroom/WC.

Location

Located on the west side of Amhurst Road, close to the junction of Charterhouse Road. Amenities are available nearby along Amhurst Road, Kingsland High Street, Stoke Newington High Street and Mare Street. Recreational amenities of Hackney Downs Park, London Fields and Clissold Park are all easily accessible. Transport Hackney Downs - Weaver / Greateranglia. Dalston Kingsland - Mildmay. Dalston Junction - Windrush.

Tenure / Property Information

Investment Analysis

Same-road completed sales range from £390,000 to £440,000 in 2025, with older sales at £400,400, £530,000 and £675,000. The subject is a vacant three-bedroom flat with a rear garden but requires modernisation. No floor area, detailed condition, refurbishment cost, rental evidence or full lease/legal-pack information is supplied, so a reliable GDV or maximum bid cannot be established. The £450,000 guide is above the two supplied 2025 comparables, although direct comparability is unconfirmed.

Investment Snapshot

Strategy Recommendation

Do not bid on the supplied evidence alone. Obtain the legal pack, confirm the new lease terms, measure the property, obtain a refurbishment quotation and establish local rental evidence before setting a bid limit.

Works Required

Modernisation of the vacant flat, including the kitchen, bathrooms, decoration and other items identified by a professional inspection. The supplied evidence does not define the required scope or cost, so no refurbishment allowance is estimated.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be quantified. The new 990-year lease is noted, but GDV, refurbishment cost, achievable rent, finance costs and full legal-pack terms are unavailable. Refinance proceeds and cash left in therefore cannot be calculated.

Buy-to-Let Analysis

BTL returns cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. The property is vacant and requires modernisation, and buyer or administrative costs are also unknown.

Flip Analysis

A flip assessment cannot be quantified reliably. Although completed same-road sales are supplied, the wide price range and absence of floor area, detailed condition, refurbishment cost and selling allowance prevent a supported resale surplus calculation.

Investor Risks & Due Diligence

• The flat is vacant and described as requiring modernisation, but the scope and cost of works are unknown.

• The supplied comparable sale prices vary materially and may not be directly comparable in size, layout or condition.

• No sufficiently specific rental evidence is available, preventing yield analysis.

• The new 990-year lease is stated to be subject to further legal-pack information, which has not been supplied.

• Buyer premiums, administration charges and other acquisition costs are not supplied.

Recommendation

Do not bid on the supplied evidence alone. Obtain the legal pack, confirm the new lease terms, measure the property, obtain a refurbishment quotation and establish local rental evidence before setting a bid limit.

Strategy Rating

Analysis Confidence

Completed sales are available, but there is no floor area, detailed condition schedule, refurbishment quote, rental evidence, buyer/admin fee information or full legal-pack detail.