London Flat B, 55 Sydner Road, Stoke Newington, London, N16 7UF

Description

Vacant long leasehold self-contained first floor flat with a reception room, bedroom, kitchen, bathroom and separate WC. GIA approximately 39.57 sq m (426 sq ft).

Accommodation

Reception room, bedroom, kitchen, bathroom and separate WC

Location

Situated on the north side of Sydner Road. Stoke Newington overground station is approximately 0.7 miles north. There is a range of shops and amenities to the west along Stoke Newington Road. The A10 is to the west and Hackney Downs Park is to the south east.

Tenure / Property Information

Investment Analysis

The guide is £171,000+, but the supplied sold comparables are for different properties and provide no bedroom count, floor area, condition or specification. Although they are on the same road, their prices range from £531,000 to £777,000 and dates span 2015–2022, so they do not support a reliable GDV for this 426 sq ft one-bedroom flat. A market value, GDV scenarios and maximum bid cannot therefore be established from the evidence supplied. The new 990-year lease at a peppercorn ground rent is a positive stated tenure feature, but legal and special-condition details are unavailable. Rental evidence supports advertised asking rents of £1,895–£2,000 pcm only; these are not achieved rents.

Investment Snapshot

Strategy Recommendation

Treat as a potential rental purchase only pending inspection, lease and legal review, verified achievable rent, service-charge information and complete auction special conditions. Do not set a bid ceiling from the supplied evidence alone.

Works Required

No specific defects or refurbishment requirements are evidenced. Obtain a survey and inspect the kitchen, bathroom, separate WC, finishes, services and common parts before budgeting any works. No refurbishment allowance is included because the evidence does not support one.

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. GDV, refurbishment cost, service charges, finance costs and applicable auction or third-party fees are unavailable. Consequently, refinance proceeds at 75% of GDV, cash left in and equity cannot be calculated.

Buy-to-Let Analysis

At the £171,000 guide, the advertised rent range of £1,895–£2,000 pcm equates to an indicative gross yield of approximately 13.30%–14.04%. This is based on asking rents, not achieved rents, and excludes voids, management, maintenance, service charges, insurance, taxation, finance and any buyer or seller charges. Net yield and total-cost yield cannot be established because works, service charges and applicable fees are not supplied.

Flip Analysis

A flip appraisal cannot be completed because the supplied comparables are not sufficiently comparable and no supported GDV, refurbishment allowance, selling costs or applicable fees are available. Any apparent margin based only on the guide and historic same-road sales would be unsupported.

Investor Risks & Due Diligence

• The sold comparables lack size, bedroom, condition and specification details and may not be comparable.

• Advertised rents of £1,895–£2,000 pcm may not be achieved rents.

• No condition evidence or refurbishment cost is available.

• Service charge, insurance, council tax, EPC and heating details are not supplied.

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

• Special Conditions of Sale and addendum may contain additional costs or obligations.

• Net yield, refinance proceeds and resale surplus cannot be verified from the supplied evidence.

Recommendation

Treat as a potential rental purchase only pending inspection, lease and legal review, verified achievable rent, service-charge information and complete auction special conditions. Do not set a bid ceiling from the supplied evidence alone.

Strategy Rating

Analysis Confidence

The property description, tenure, guide and asking-rent evidence are available, but condition, EPC, service charge, fees, legal special conditions and sufficiently comparable valuation evidence are missing.