London Flat D, 207 Albion Road, Stoke Newington, London

Description

Vacant long leasehold second and third floor maisonette. GIA approximately 33.25 sq m (358 sq ft). The vendor will not accept offers prior to auction.

Accommodation

Second floor: two reception rooms, kitchen, bedroom and bathroom. Third floor: two bedrooms and study.

Location

The property is situated on the west side of Albion Road. The shops and amenities of Stoke Newington High Street are to the east. Stoke Newington overground station is approximately 0.8 miles to the north east. The A10 is to the east and Clissold Park is to the west.

Tenure / Property Information

Investment Analysis

The £339,000+ guide is the only current pricing evidence. The supplied sold comparables are on Albion Road but lack size, specification and condition details, and range from 2011 to 2021, so they are insufficient to establish a reliable current GDV. The stated 33.25 sq m GIA also appears difficult to reconcile with the described three-bedroom layout; this requires verification.

Investment Snapshot

Strategy Recommendation

Do not bid on the supplied evidence alone. Proceed only after verifying the GIA/layout, inspecting condition, reviewing the lease and auction legal pack, and obtaining current comparable value and rental evidence.

Works Required

No specific works are evidenced. Obtain a survey and verify the stated GIA, accommodation, services and condition before budgeting any refurbishment.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be supported without a verified current value, refurbishment budget, achievable rent and total acquisition costs. The new 990-year lease at peppercorn ground rent is favourable in principle, but the remaining underwriting evidence is incomplete.

Buy-to-Let Analysis

BTL performance cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Buyer premium, administration charges and other possible fees are also unquantified.

Flip Analysis

A flip surplus cannot be calculated. The historic Albion Road sales are not sufficiently comparable or current, and no works allowance, selling allowance or reliable GDV is supported.

Investor Risks & Due Diligence

• The 33.25 sq m GIA appears inconsistent with the described three-bedroom accommodation and requires verification.

• No sufficiently specific rental evidence is available, preventing yield analysis.

• No condition or refurbishment information is supplied.

• Buyer premium, administration charge and other possible seller or third-party fees are unquantified.

• The supplied comparables are historic and lack size, specification and condition details.

Recommendation

Do not bid on the supplied evidence alone. Proceed only after verifying the GIA/layout, inspecting condition, reviewing the lease and auction legal pack, and obtaining current comparable value and rental evidence.

Strategy Rating

Analysis Confidence

Current GDV, rent, condition, works, buyer costs and selling costs are unsupported; the supplied sold evidence is historic and lacks comparable property detail.