London Flat A, 76 Bayston Road, Stoke Newington, London, N16 7LT

Description

Vacant long leasehold ground and lower ground floor maisonette. GIA approximately 90.95 sq m (979 sq ft). Includes a section of rear garden.

Accommodation

Ground floor: reception room, bedroom, kitchen and bathroom. Lower ground floor: room with reduced head height and cellar for storage. Section of rear garden.

Location

Situated on the east side of Bayston Road. Shops and amenities are available to the west along Stoke Newington High Street. Stoke Newington overground station is approximately 0.5 miles to the north. The A10 is to the west and Hackney Downs Park is to the south east.

Tenure / Property Information

Investment Analysis

Four Land Registry comparables are supplied for 86 Bayston Road, rather than the subject at 76 Bayston Road. They range from £535,000 to £740,000 and are all recorded as leasehold flats/maisonettes, but no comparable sizes, layouts or condition details are provided. Using the supplied comparable range, the simple midpoint of the lowest and highest sales is £637,500; the median of the four sales is £650,000. A base GDV of £650,000 is therefore used cautiously, with £535,000 low and £740,000 high scenarios. This is an indicative evidence-based range, not a formal valuation.

Investment Snapshot

Strategy Recommendation

Investigate as a potential BTL or BRRR acquisition, subject to an independent valuation, survey, lease/legal review and confirmation of achievable rent. Do not bid on the apparent GDV spread alone because refurbishment and transaction costs are unquantified.

Works Required

No specific refurbishment works or defects are evidenced. Allow for inspection, compliance and any cosmetic or repair works identified by survey only. The lower-ground room has reduced head height and should not be assumed to provide unrestricted habitable accommodation. Legal review should confirm the new 990-year lease, garden rights and property demises.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £240,000 guide, the property has substantial apparent value headroom against the supplied comparable range. A 75% refinance against the £650,000 base GDV would be £487,500. However, refurbishment costs, buyer/admin charges, finance costs and achievable valuation are not evidenced, so total project cost, equity requirement and cash left in cannot be calculated reliably.

Buy-to-Let Analysis

The supplied advertised asking rents are £1,700-£2,000 pcm, equivalent to an indicative gross rent range of £20,400-£24,000 per year. Against the £240,000 guide, this implies an indicative gross yield range of 8.5%-10.0%. These are asking rents rather than achieved or passing rents, and no service charge, insurance, finance, management, maintenance, tax or purchase-cost data is supplied, so net yield and total-cost yield cannot be established.

Flip Analysis

The supplied sales indicate a broad £535,000-£740,000 market range for leasehold flats/maisonettes on Bayston Road. A £650,000 base GDV is used for scenario analysis, but the comparables are for a different address and lack size, condition and specification details. No refurbishment budget, acquisition charges, finance costs or selling allowance is supplied, so flip surplus cannot be calculated.

Investor Risks & Due Diligence

• Comparable sales are for 86 Bayston Road rather than the subject at 76 Bayston Road and range widely from £535,000 to £740,000.

• The supplied rental figures are advertised asking rents, not achieved or passing rents.

• The lower-ground room has reduced head height, limiting assumptions about its use and value.

• No condition, refurbishment, service charge, insurance, finance or buyer/admin cost information is supplied.

• Additional seller or third-party charges may apply according to the auction particulars.

Recommendation

Investigate as a potential BTL or BRRR acquisition, subject to an independent valuation, survey, lease/legal review and confirmation of achievable rent. Do not bid on the apparent GDV spread alone because refurbishment and transaction costs are unquantified.

Strategy Rating

Analysis Confidence

The property description, tenure, lease term, guide and vacant status are clear, but the comparable evidence is limited to four materially varied sales at another address, rental evidence is asking-only, and works, fees, service charges and condition are unavailable.