London Flat A, 49 Poets Road, Highbury, London, N5 2SH

Description

Raised ground and lower ground floor maisonette. Raised ground floor comprises reception room, bedroom, kitchen and separate WC. Lower ground floor comprises two bedrooms and bathroom. Rear garden. GIA approximately 101.45 sq m (1,092 sq ft).

Accommodation

Raised Ground Floor: reception room, bedroom, kitchen, separate WC. Lower Ground Floor: two bedrooms, bathroom. Rear garden. GIA approximately 101.45 sq m (1,092 sq ft).

Location

Located on the north side of Poets Road. The shops and amenities of Newington Green are to the east. Canonbury overground station is approximately 0.4 miles to the south west. The A10 is to the east. Newington Green is to the east.

Tenure / Property Information

Investment Analysis

The guide is £314,000+, while supplied completed sales on Poets Road range from £600,000 to £840,000, including £642,000 in July 2024 and £707,500 in March 2025. However, the comparable bedroom counts, floor areas, condition, layouts and transaction circumstances are not supplied, so a defensible GDV or auction maximum bid cannot be established. The new 990-year lease at a peppercorn ground rent and vacant possession are positive tenure factors, but no formal valuation should be inferred from the limited comparable evidence.

Investment Snapshot

Strategy Recommendation

Proceed only subject to inspection, lease/legal review and independent valuation confirming that the guide is appropriate. Do not rely on the supplied comparables alone to set a bid or refurbishment strategy.

Works Required

No property condition, defects or specification of required works is supplied. A survey, legal review and inspection are required before budgeting any refurbishment.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR analysis cannot be quantified without a supported GDV, refurbishment budget, achievable rent and known acquisition costs. The long lease and peppercorn ground rent may assist underwriting, but legal and physical due diligence remain essential.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental evidence, auctioneer rent estimate, operating costs or finance assumptions are supplied. The property is vacant, so there is no passing rent to assess.

Flip Analysis

The supplied sales indicate potentially substantial value in the immediate road, but the comparables lack sufficient property-specific detail for a reliable resale valuation. A flip surplus cannot be calculated without supported GDV, works, acquisition costs and selling costs.

Investor Risks & Due Diligence

• Comparable sales lack bedroom, floor-area, condition and layout details, limiting valuation reliability.

• No rental evidence or passing rent is available, so income and yield cannot be assessed.

• No condition report or refurbishment specification is supplied.

• Buyer premium, administration charge and other potential charges are unspecified.

• Leasehold legal terms beyond the stated new 990-year lease and peppercorn ground rent require verification.

• A 990-year lease is stated to commence from completion and should be confirmed in the auction legal pack.

Recommendation

Proceed only subject to inspection, lease/legal review and independent valuation confirming that the guide is appropriate. Do not rely on the supplied comparables alone to set a bid or refurbishment strategy.

Strategy Rating

Analysis Confidence

Address-specific completed sales and core property details are supplied, but comparable specifications, condition, rental evidence, EPC, costs and required works are absent.