London Flat A, 45 Cricketfield Road, Hackney, London

Description

Vacant long leasehold self-contained ground floor flat with a reception room, bedroom, kitchen, bathroom, cellar for storage and rear garden. GIA approximately 56.67 sq m (610 sq ft), not including the cellar area.

Accommodation

Reception room, bedroom, kitchen, bathroom, cellar (storage) and rear garden. GIA approximately 56.67 sq m (610 sq ft), not including cellar area.

Location

Situated on the west side of Cricketfield Road. There is a range of shops and amenities along Lower Clapton Road to the east. Hackney Downs overground station is approximately 0.4 miles south west. The A10 is to the west and Hackney Downs Park is to the west.

Tenure / Property Information

Investment Analysis

The supplied completed sales on Cricketfield Road range from £278,500 to £830,000, but no bedroom counts, floor areas, condition or other sufficiently specific details are provided. They therefore establish only broad local market context and do not support a reliable GDV for this 610 sq ft one-bedroom flat. The £205,000+ guide cannot be treated as market value. No reliable rental evidence or auctioneer rent estimate is supplied.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence alone. Obtain the legal pack, special conditions, inspection findings, lease details and reliable rent/GDV evidence before considering purchase, letting or resale.

Works Required

No condition defects or refurbishment requirements are evidenced. Allowance should not be estimated until inspection and legal documentation review confirm the condition of the flat, cellar, garden and services.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A new 990-year lease at a peppercorn ground rent and vacant possession may assist refinancing, but BRRR analysis is unsupported without a reliable GDV, refurbishment budget, rent and full acquisition-cost information.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental comparables or auctioneer rent estimate are supplied. Gross yield, operating costs and cash flow cannot be calculated.

Flip Analysis

A flip surplus cannot be calculated. The local sold evidence is too heterogeneous to establish a defensible resale value, while works, selling costs and additional auction charges are unknown.

Investor Risks & Due Diligence

• No sufficiently specific rental evidence or passing rent is supplied.

• The sold comparables lack bedroom, floor-area and condition details, preventing a reliable GDV assessment.

• Property condition and refurbishment requirements are unknown.

• Buyer premium, administration charges and other seller or third-party fees are unspecified.

• EPC, council tax, heating and parking information are not supplied.

• Special Conditions of Sale and addendum may contain additional obligations or charges and require review.

Recommendation

Do not bid on the current evidence alone. Obtain the legal pack, special conditions, inspection findings, lease details and reliable rent/GDV evidence before considering purchase, letting or resale.

Strategy Rating

Analysis Confidence

The property description, tenure, guide price and broad local sold evidence are supplied, but bedroom/size-specific comparables, condition, rent, EPC, costs, fees and full legal information are missing.