2 Bed Flat, Refurb/BRRR, London, N17 9AQ, £270,000

Reform Row, London, N17 9AQ - 38 views - 2 years ago

Leasehold

Refurb/BRRR

ROI: 6%

~71 m²

ValuationFair Value

Sold Prices	£120K - £540K
Sold Prices/m²	£2K/m² - £8.3K/m²

Square Metres	~71 m²
Price/m²	£3.8K/m²
Value Estimate	£270,000£270,000

End Value (After Refurb)	£422,263£422,263
Uplift in Value	+56%+56%

Investment Opportunity

Cash In
Purchase Finance	Bridging LoanBridging Loan
Deposit (25%)	£67,500£67,500
Stamp Duty & Legal Fees	£10,300£10,300
Refurb Costs	£37,561£37,561
Bridging Loan Interest	£7,088£7,088
Total Cash In	£124,199£124,199

Cash Out
Monetisation	FlipRefinance & RentFlip
Estimated Sale Price	£422,263£422,263
Agent Fees (1%)	£4,223£4,223
Bridging Loan	£202,500£202,500
Bridging Loan Interest	£7,088£7,088
Flip Profit	£91,342£91,342

Local Sold Prices

50 sold prices from £120K to £540K, average is £373K. £2K/m² to £8.3K/m², average is £5.3K/m².

Price	Date	Distance	Address	Price/m²	m²	Beds	Type
£270K	03/21	0.15 mi	27, Reed Road, London, Greater London N17 9BU	-	-	2	Flat
£179K	12/21	0.15 mi	5, Reed Road, London, Greater London N17 9BU	£2,995	60	2	Flat
£320K	04/23	0.19 mi	25b, Forest Gardens, London, Greater London N17 6XA	-	-	2	Flat
£262K	03/21	0.25 mi	40, Siddons Road, London, Greater London N17 9UT	£4,596	57	2	Flat
£400K	11/22	0.25 mi	46, Siddons Road, London, Greater London N17 9UT	-	-	2	Flat
£540K	06/23	0.25 mi	Flat Left, 18, Sperling Road, London, Greater London N17 6UH	-	-	2	Flat
£341K	01/23	0.3 mi	21, Chesnut Grove, London, Greater London N17 9ET	£5,246	65	2	Flat
£370K	05/21	0.3 mi	3b, Radley Road, London, Greater London N17 6RH	£6,379	58	2	Flat
£380K	12/22	0.31 mi	First Floor Flat, 42, Bruce Grove, London, Greater London N17 6RN	£5,672	67	2	Flat
£374K	03/21	0.31 mi	28b, The Avenue, Tottenham, London, Greater London N17 6TD	-	-	2	Flat
£491K	06/23	0.31 mi	14, The Avenue, Tottenham, London, Greater London N17 6TD	£8,322	59	2	Flat
£415K	04/23	0.31 mi	52, Pembury Road, London, Greater London N17 8LY	-	-	2	Flat
£365K	06/21	0.36 mi	4b, Linley Road, London, Greater London N17 6RP	-	-	2	Flat
£348K	03/21	0.36 mi	59b, Steele Road, London, Greater London N17 6YJ	-	-	2	Flat
£385K	10/23	0.36 mi	53, Steele Road, London, Greater London N17 6YJ	-	-	2	Flat
£391K	02/23	0.36 mi	103, Steele Road, London, Greater London N17 6YJ	-	-	2	Flat
£348K	03/21	0.36 mi	59b, Steele Road, London, Greater London N17 6YJ	-	-	2	Flat
£360.3K	01/21	0.36 mi	63a, Steele Road, London, Greater London N17 6YJ	-	-	2	Flat
£321K	06/21	0.39 mi	28, Gascoigne Close, London, Greater London N17 8BA	£5,350	60	2	Flat
£316K	02/21	0.39 mi	100, Napier Road, London, Greater London N17 6YH	-	-	2	Flat
£358K	12/20	0.39 mi	20a, Chandos Road, London, Greater London N17 6HN	£5,683	63	2	Flat
£375K	06/23	0.4 mi	Flat 9, Gaven House, Broadwater Road, London, Greater London N17 6JB	-	-	2	Flat
£120K	08/23	0.4 mi	20, Steele Road, London, Greater London N17 6YA	£2,024	59	2	Flat
£345K	03/21	0.43 mi	110a, The Avenue, Tottenham, London, Greater London N17 6TG	-	-	2	Flat
£400K	11/22	0.45 mi	Ground Floor Flat, 31, Drayton Road, London, Greater London N17 6HJ	£7,547	53	2	Flat
£335K	06/21	0.47 mi	157, Shelbourne Road, London, Greater London N17 9YD	-	-	2	Flat
£326K	06/21	0.47 mi	161a, Shelbourne Road, London, Greater London N17 9YD	£5,344	61	2	Flat
£400K	10/20	0.5 mi	Ground Floor Flat, 271, Mount Pleasant Road, London, Greater London N17 6HD	£5,797	69	2	Flat
£310K	03/21	0.5 mi	70, Ranelagh Road, London, Greater London N17 6XU	-	-	2	Flat
£408K	11/22	0.52 mi	53, Napier Road, London, Greater London N17 6YG	-	-	2	Flat
£202.7K	10/21	0.55 mi	Flat 15, Martlesham, Adams Road, London, Greater London N17 6HT	-	-	2	Flat
£274K	03/23	0.56 mi	10, Park Lane Close, London, Greater London N17 0HL	£4,281	64	2	Flat
£440K	02/21	0.56 mi	7a, Chester Road, London, Greater London N17 6EQ	£6,286	70	2	Flat
£396.5K	02/21	0.58 mi	32a, Higham Road, London, Greater London N17 6NF	-	-	2	Flat
£400K	05/23	0.6 mi	Flat 51, Kingfisher Heights, Waterside Way, London, Greater London N17 9GL	-	-	2	Flat
£440K	01/23	0.62 mi	Flat 15, Merlin Heights, Waterside Way, London, Greater London N17 9GD	-	-	2	Flat
£428K	05/23	0.63 mi	Flat 16, Merlin Heights, Waterside Way, London, Greater London N17 9GD	-	-	2	Flat
£380K	12/20	0.63 mi	92b, Chester Road, London, Greater London N17 6BZ	-	-	2	Flat
£426K	06/21	0.64 mi	56a, Dongola Road, London, Greater London N17 6EE	-	-	2	Flat
£365K	08/23	0.65 mi	Flat 7, Beaufort House, Talbot Road, South Tottenham, London, Greater London N15 4DR	-	-	2	Flat
£417.5K	03/21	0.66 mi	77a, Dongola Road, London, Greater London N17 6EB	-	-	2	Flat
£425K	01/21	0.66 mi	93, Dongola Road, London, Greater London N17 6EB	-	-	2	Flat
£245K	03/21	0.69 mi	Flat 14, Corbridge House, Northumberland Park, London, Greater London N17 0QE	-	-	2	Flat
£372K	12/20	0.69 mi	9, Lawrence Close, London, Greater London N15 4EL	£4,650	80	2	Flat
£355K	10/21	0.69 mi	36a, Kitchener Road, London, Greater London N17 6DX	-	-	2	Flat
£285K	07/23	0.7 mi	Flat 3, Whittingham House, Northumberland Park, London, Greater London N17 0QG	£3,958	72	2	Flat
£430K	08/23	0.71 mi	51, Kitchener Road, London, Greater London N17 6DU	£6,514	66	2	Flat
£402K	02/23	0.71 mi	12, Reedham Close, London, Greater London N17 9PT	£5,025	80	2	Flat
£387.5K	04/21	0.71 mi	87, Reedham Close, London, Greater London N17 9PX	-	-	2	Flat
£415K	02/21	0.72 mi	Ground Floor Flat, 97, Gloucester Road, London, Greater London N17 6DA	£8,300	50	2	Flat

Local Rents

50 rents from £1.5K/mo to £1.6M/mo, average is £1.9K/mo.

Rent	Date	Distance	Address	Beds	Type
£2,000	04/25	0.09 mi	-	2	Flat
£1,900	01/25	0.12 mi	-	2	Flat
£2,250	05/24	0.12 mi	-	2	Flat
£1,700	01/25	0.13 mi	-	2	Flat
£1,700	01/25	0.13 mi	-	2	Flat
£1,850	06/24	0.14 mi	Seymour Avenue, London, N17	2	Terraced House
£2,000	05/24	0.15 mi	Reed Road, London	2	Flat
£1,800	05/24	0.15 mi	Woodside Gardens, London, N17	2	Flat
£1,800	05/24	0.15 mi	-	2	Flat
£1,750	06/24	0.17 mi	Woodside Gardens, London, N17	2	Flat
£1,845	12/24	0.23 mi	-	2	Flat
£1,650	03/24	0.23 mi	Seymour Avenue, Tottenham, N17	2	Flat
£1,700	05/24	0.24 mi	Thackeray Avenue, Tottenham, London, N17	2	Terraced House
£1,900	06/24	0.24 mi	Lansdowne Road, Ground Floor, N17	2	Flat
£2,700	05/24	0.26 mi	-	2	Terraced House
£2,400	12/24	0.26 mi	-	2	Terraced House
£2,200	04/25	0.27 mi	-	2	Flat
£1,995	04/25	0.27 mi	-	2	Flat
£1,995	04/25	0.29 mi	-	2	Flat
£1,980	04/25	0.29 mi	-	2	Flat
£2,000	02/24	0.29 mi	-	2	Terraced House
£1,850	02/25	0.29 mi	-	2	Flat
£1,850	03/25	0.29 mi	-	2	Flat
£1,750	05/24	0.3 mi	The Avenue , Tottenham , London, N17	2	Flat
£1,700	06/24	0.3 mi	The Avenue , Tottenham , London, N17	2	Flat
£1,995	04/25	0.3 mi	-	2	Flat
£1,995	04/25	0.3 mi	-	2	Flat
£1,700	05/24	0.3 mi	High Road, Tottenham, London, N17	2	Flat
£1,700	01/24	0.31 mi	-	2	Flat
£1,700	05/24	0.31 mi	Lansdowne Road, Tottenham, North london, N17	2	Flat
£1,500	03/25	0.31 mi	-	2	Flat
£1,550,360	03/24	0.32 mi	Forster, London, N17	2	Flat
£1,900	05/24	0.34 mi	-	2	Terraced House
£2,100	12/24	0.35 mi	-	2	Terraced House
£2,100	12/24	0.35 mi	Wycombe Road, Tottenham Hale, N17 9XN	2	Terraced House
£1,750	06/24	0.35 mi	-	2	Flat
£1,695	05/24	0.36 mi	Steele Road, Tottenham	2	Flat
£1,950	01/25	0.36 mi	-	2	Flat
£1,950	02/25	0.36 mi	-	2	Flat
£1,700	12/24	0.37 mi	-	2	Flat
£1,600	05/24	0.37 mi	Bruce Castle Road, London	2	Flat
£2,600	04/25	0.38 mi	-	2	Flat
£1,700	02/25	0.38 mi	-	2	Flat
£1,900	03/25	0.38 mi	-	2	Flat
£2,570	05/24	0.39 mi	Ashley Road, London, N17	2	Flat
£2,570	05/24	0.39 mi	Ashley Road, London, N17	2	Flat
£2,570	05/24	0.39 mi	Ashley Road, London, N17	2	Flat
£2,640	06/24	0.39 mi	Ashley Road, London, N17	2	Flat
£2,640	06/24	0.39 mi	Ashley Road, London, N17	2	Flat
£2,570	05/24	0.39 mi	Ashley Road, London, N17	2	Flat

Local Area Statistics

Population in N17	62,84362,843
Population in London	4,771,9214,771,921
Town centre distance	4.94 miles away4.94 miles away
Nearest school	0.40 miles away0.40 miles away
Nearest train station	0.17 miles away0.17 miles away

Rental demand	Landlord's marketLandlord's market
Rental growth (12m)	+3%+3%
Sales demand	Balanced marketBalanced market
Capital growth (5yrs)	+14%+14%

Property History

Listed for £270,000

October 17, 2023

Floor Plans

Description

Two Bedroom Flat +
Second Floor +
Balcony +
Chain Free +
Gated Development +
Storage Space Throughout +
Double Bedrooms +
Excellent Location +
0.7 Miles To Bruce Grove Overground Station +
EPC Rating : C +

Flat 11 Silver Court, Reform Row, London, N17 9AQ.

We are acting in the sale of the above property and have received an offer of
£270,000 on the above property.

Any interested parties must submit any higher offers in writing to the selling agent before exchange of contracts takes place

Kings Group are pleased to present this chain free two bedroom top floor flat located in a quiet gated development minutes away from Bruce Grove Overground Station. The property is in need of modernisation and benefits from plenty of storage space throughout. The property benefits from one large spacious reception room leading to a private balcony, fitted kitchen, two double bedrooms and a three piece family bathroom. This property has great potential to become a family home or investment opportunity.

Situated minutes away from Bruce Grove overground station & Tottenham Hale Train and Bus Station, the excellent transport links provides easy access into Central London and the surrounding areas. Tottenham Hale connects local residents to Stratford and Liverpool, with the fast train taking only 15 minutes (Overground), Stansted Airport (Stansted Express) and Central London (Victoria Line). Tottenham Retail Park is moments away with plenty of shops, restaurants and convenience stores. Regeneration is currently taking place in the area with the station and stadium under refurbishment and the proposed Crossrail 2 project passing through the station.

Agent Details

Kings Group, Tottenham

020 3870 6388

Next Steps?

This deal was sourced from Rightmove. Contact the landlord/agent for a viewing now 💪

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