Flat C201, 16, Hertsmere Road, LONDON, London, E14 4AX

Description

Leasehold second floor flat. Upon Instruction of Countrywide.

Accommodation

Principal bedroom with en-suite, one further bedroom, reception room open plan to kitchen, bathroom/wc

Location

The property is located on Hertsmere Road. Shopping amenities are available locally within Canary Wharf with a further range of amenities found within Stratford lying to the north and within Central London located to the west. Public transport links are available at Poplar Station (DLR) lying to the east and at Canary Wharf Station (Elizabeth Line, Jubilee Line and DLR) located to the south along with a network of local bus services serving the surrounding areas. The property is served by road links including the A1206 lying to the west and the A1261 located to the north. Recreational pursuits are available locally.

Tenure / Property Information

Investment Analysis

The supplied completed sales at 16 Hertsmere Road range from £485,000 in November 2024 to £750,000 in 2019, with substantial variation and no unit-specific details, floor areas or condition evidence. The most recent sale provides the strongest indicated reference point at £485,000. A cautious evidence-based GDV range is £485,000–£500,000, but this is not a formal valuation and remains subject to lease, condition and exact-unit confirmation.

Investment Snapshot

Strategy Recommendation

Proceed only subject to satisfactory legal-pack review, lease-length confirmation, service-charge and ground-rent disclosure, inspection and confirmation that the relevant unit supports the comparable evidence. Do not rely on BTL or refurbishment assumptions until rent and condition are established.

Works Required

No refurbishment works are evidenced. Obtain a full viewing, survey and legal pack before budgeting for works; the lease, service charge, ground rent, EPC, heating and parking information are currently outstanding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £485,000 base GDV, 75% refinancing equates to £363,750. Against a guide-price acquisition plus the known £1,800 documentation fee of £401,800, the indicative cash left in is £38,050, before finance costs, taxes, legal costs, seller fees, lease costs or works. The result is highly dependent on confirmation of the lease and valuation.

Buy-to-Let Analysis

BTL analysis cannot be completed because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Ground rent and service charge are also unknown, so net yield and affordability cannot be assessed. The known guide price plus the £1,800 contract documentation fee totals £401,800 before any other costs.

Flip Analysis

At the £400,000 guide and known £1,800 documentation fee, the base acquisition cost is £401,800 before other costs. The £485,000 base GDV suggests a gross margin of £83,200 before selling costs, finance, taxes, legal costs, seller fees and any works. A formal flip surplus cannot be calculated because no selling allowance or refurbishment budget is supported.

Investor Risks & Due Diligence

• Lease length is unknown and may materially affect value and mortgageability.

• Annual service charge, ground rent and review terms are unknown.

• Additional seller fees may be payable under the special conditions.

• No sufficiently specific rental evidence or auctioneer rent estimate is supplied.

• Condition, EPC, heating and parking information are outstanding.

• The comparable sales are at the same address but are not identified as the same flat or otherwise matched by size, floor or specification.

• The analysis excludes finance costs, taxes, legal costs and any unquantified works.

Recommendation

Proceed only subject to satisfactory legal-pack review, lease-length confirmation, service-charge and ground-rent disclosure, inspection and confirmation that the relevant unit supports the comparable evidence. Do not rely on BTL or refurbishment assumptions until rent and condition are established.

Strategy Rating

Analysis Confidence

There are several completed sales at the same address and a known guide price, but the sold units are not identified, while lease terms, charges, condition, rent, EPC, parking, seller fees and other acquisition costs are unavailable.