Flat D, 16 Huntingdon Street, Islington, London

Description

A one bedroom second floor flat. The property forms part of an attractive converted building. In need of modernisation. Vacant.

Accommodation

Second Floor - Entrance Hallway, Reception Room, Kitchen, Bedroom, Bathroom/WC.

Location

Located on the corner of Huntingdon Street and Crescent Street. The popular amenities of Caledonian Road, Upper Street and Coal Drops Yard are all easily accessible. A broad range of recreational amenities are available at Barnsbury Wood Local Nature Reserve, Barnsbury Square, Barnard Park and Caledonian Park. Transport: Caledonian Road & Barnsbury - Mildmay; Caledonian Road - Piccadilly; Highbury & Islington - Great Northern / Mildmay / Windrush.

Tenure / Property Information

Investment Analysis

The supplied completed sales on Huntingdon Street range from £412,000 to £1,450,000, with a substantial spread. No floor areas, bedroom counts, condition details, lease terms, service charges or other property-specific comparability information are provided, so the sales cannot support a reliable GDV for this flat. The £230,000 guide cannot be assessed against a dependable market value or project budget.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence alone. Proceed only after verifying the legal pack, lease terms, service charges, property condition, floor area and obtaining independent valuation and refurbishment quotations.

Works Required

Modernisation is required, based on the auction description. The likely scope may include updating the kitchen, bathroom, finishes and decoration, but the evidence does not quantify the works or identify specific defects. Obtain a survey and review the legal pack before budgeting.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment is not supportable without a reliable GDV, refurbishment budget, rent, service-charge information and finance or acquisition-cost details. The new 990-year lease is stated, but its full terms and costs require legal-pack review.

Buy-to-Let Analysis

BTL analysis cannot be completed because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Gross yield, operating costs and refinance assumptions therefore cannot be calculated. The flat is vacant and leasehold; lease obligations and service charges require legal-pack confirmation.

Flip Analysis

A flip assessment cannot be quantified. Although nearby completed sales are supplied, their materially different prices and absent size, layout, condition and specification details prevent a reliable resale valuation. No supported works or selling allowance is available.

Investor Risks & Due Diligence

• Insufficient comparable evidence to establish GDV.

• Refurbishment scope and cost are unquantified despite the stated need for modernisation.

• No rental evidence or passing rent is supplied, preventing yield analysis.

• Leasehold terms, service charges and other completion costs require legal-pack verification.

• Vacant possession is stated, but no detailed survey evidence is supplied.

Recommendation

Do not bid on the current evidence alone. Proceed only after verifying the legal pack, lease terms, service charges, property condition, floor area and obtaining independent valuation and refurbishment quotations.

Strategy Rating

Analysis Confidence

Completed sales are available but are highly dispersed and lack the property-specific details needed for reliable comparability. Rental, condition-cost, fee, lease-cost and floor-area evidence is incomplete.