Flat D, 11 Aubert Park, Highbury, London, N5 1TL

Description

A Vacant First Floor One Bedroom Flat. The property comprises a first floor one bedroom flat situated within a semi detached building arranged over lower ground, raised ground and three upper floors.

Accommodation

First Floor: Reception Room, Kitchen, Bedroom, Bathroom.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Clissold Park are within easy reach. Transport links are provided by Arsenal underground station (Piccadilly line) and Drayton Park rail station.

Tenure / Property Information

Investment Analysis

The supplied completed sales are leasehold flats on Aubert Park, but no bedroom count, floor, size, condition or exact comparability is provided. The repeated sales for 7 Aubert Park and the sale of 5 Aubert Park therefore do not support a reliable GDV for this vacant one-bedroom flat. The £220,000+ guide cannot be validated against the evidence supplied. The known administration charge is £1,800 including VAT; buyer premium and any legal-pack disbursements are not quantified.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence alone. Obtain and review the legal pack, inspect the flat, confirm leasehold charges and disbursements, and obtain specific one-bedroom valuation and rental evidence before considering a purchase.

Works Required

No specific defects or refurbishment requirements are evidenced. Inspect the flat and legal pack before bidding, with any works allowance limited to confirmed condition items. EPC D is recorded, but no upgrade works are assumed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR analysis cannot be supported without a reliable GDV, refurbishment budget, rent, service-charge and ground-rent information. The new 990-year lease is a positive stated tenure feature, but refinance proceeds cannot be calculated from the supplied evidence.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Rent, service charge, ground rent, finance costs and other holding costs are also unavailable. The property is stated to be vacant.

Flip Analysis

A flip appraisal cannot be established because the comparable sales lack sufficient specification and no supported selling-cost allowance or refurbishment budget is supplied. The guide is £220,000+ and the known administration charge is £1,800, with possible unquantified disbursements.

Investor Risks & Due Diligence

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

• The supplied sold comparables do not identify bedroom count, size, floor or condition and may not be comparable.

• Condition and refurbishment requirements are unknown.

• Buyer premium, service charge, ground rent, council tax, heating and other leasehold or completion costs are not supplied.

• Legal-pack disbursements may become payable but are unquantified.

• A reliable resale value, yield, refinance amount and maximum bid cannot be calculated from the available evidence.

Recommendation

Do not bid on the current evidence alone. Obtain and review the legal pack, inspect the flat, confirm leasehold charges and disbursements, and obtain specific one-bedroom valuation and rental evidence before considering a purchase.

Strategy Rating

Analysis Confidence

The property description, tenure, vacancy, guide and administration charge are supplied, but there is no reliable property-specific GDV evidence, rental evidence, condition budget, leasehold-cost information or quantified buyer costs.