Flats 7 - 14, 40 Barrett’s Grove, London

Description

Residential Investment Opportunity comprising 8 self-contained flats. Conveniently located for the amenities of Stoke Newington and Dalston. Current rent producing £130,200 per annum. By order of the Fixed Charge Receivers.

Accommodation

As per the Tenancy Schedule.

Location

The property is situated in the popular Stoke Newington area of North London, close to the vibrant amenities of Kingsland High Street and Dalston. A good selection of shops, cafés, restaurants, bars and supermarkets can be found locally, with Tesco and Marks & Spencer among the nearby food stores. The property benefits from excellent transport links, with Dalston Kingsland Overground station approximately 400 metres away and Dalston Junction also within easy reach.

Tenure / Property Information

Investment Analysis

The property comprises eight self-contained flats with stated current rent of £130,200 per annum. The supplied sold comparables are individual leasehold flats at or near Barrett’s Grove, but no sizes, specifications or evidence supports aggregating them into a reliable valuation for all eight units. Accordingly, GDV and scenario values cannot be established from the supplied evidence. At the £1,250,000 guide, the stated rent represents an indicative gross yield of 10.42% before buyer fees, VAT, seller charges, finance, operating costs and tax.

Investment Snapshot

Strategy Recommendation

Treat as an income-led, due-diligence-dependent acquisition rather than a refurbishment or flip. Verify the tenancy schedule, rent collection, lease documentation, compliance, service costs, buyer premium, VAT and all special-condition charges before setting a bid limit.

Works Required

No refurbishment works are evidenced. Obtain and review the tenancy schedule, leases, inspection information and statutory compliance documentation before assuming any works allowance.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed reliably because no supported GDV, refurbishment budget, acquisition fees or refinance terms are provided. The stated income may support an income-led appraisal, but refinance capacity cannot be inferred from the supplied evidence.

Buy-to-Let Analysis

The stated current rent of £130,200 per annum equates to £10,850 per month and produces a 10.42% gross yield against the £1,250,000 guide. This is before buyer premium, VAT if applicable, seller charges, management, maintenance, voids, utilities, insurance, finance and tax. Net yield and sustainable income cannot be calculated because the tenancy schedule, operating costs and fee details are not supplied.

Flip Analysis

A flip appraisal is not supportable. The supplied comparables relate to individual flats and do not establish the resale value of the eight-flat investment as a whole. No works budget, selling allowance, buyer costs or VAT position is provided.

Investor Risks & Due Diligence

• The buyer premium and any applicable VAT are not quantified.

• Seller charges and the seller's VAT election are unknown pending the Special Conditions of Sale.

• The tenancy schedule and details of rents, deposits, lease terms and arrears are not supplied.

• No operating costs, service charges, insurance, management costs, maintenance or void assumptions are provided.

• No EPC, inspection, compliance or condition evidence is supplied.

• The sold comparables are individual flats and cannot reliably establish the value of the eight-flat investment without further unit-specific evidence.

• The stated rent is current rent-producing income, but no evidence is supplied regarding sustainability or collection history.

Recommendation

Treat as an income-led, due-diligence-dependent acquisition rather than a refurbishment or flip. Verify the tenancy schedule, rent collection, lease documentation, compliance, service costs, buyer premium, VAT and all special-condition charges before setting a bid limit.

Strategy Rating

Analysis Confidence

Current rent, guide price, tenure and nearby sold evidence are supplied, but the tenancy schedule, unit details, operating costs, fees, VAT position, condition and a reliable whole-property valuation are absent.