2 Bed Flat, Refurb/BRRR, London, E4 6AY £400,000

Forest House, Crescent Road, London, E4 6AY - 2 years ago

Sold STC

Refurb/BRRR

~75 m²

ValuationOvervalued

Sold Prices	£122.8K - £550K
Sold Prices/m²	£2.4K/m² - £7.1K/m²

Square Metres	~74.80 m²
Price/m²	£5.3K/m²
Value Estimate	£386,075£386,075

End Value (After Refurb)	£515,144£515,144
Uplift in Value	+29%+29%

Investment Opportunity

Cash In
Purchase Finance	Bridging LoanBridging Loan
Deposit (25%)	£100,000£100,000
Stamp Duty & Legal Fees	£31,200£31,200
Refurb Costs	£43,432£43,432
Bridging Loan Interest	£10,500£10,500
Total Cash In	£186,882£186,882

Cash Out
Monetisation	FlipRefinance & RentFlip
Estimated Sale Price	£515,144£515,144
Agent Fees (1%)	£5,151£5,151
Bridging Loan	£300,000£300,000
Bridging Loan Interest	£10,500£10,500
Flip Profit	£23,111£23,111

Local Sold Prices

46 sold prices from £122.8K to £550K, average is £390K. £2.4K/m² to £7.1K/m², average is £5.2K/m².

Price	Date	Distance	Address	Price/m²	m²	Beds	Type
£335K	08/25	0.02 mi	9, 4 Hadleigh Court, Crescent Road, London E4 6AX	-	-	2	Flat
£390K	06/23	0.08 mi	Flat 2, Cavendish Court, Gordon Road, London, Greater London E4 6DL	-	-	2	Flat
£390K	06/21	0.12 mi	1a, Forest Avenue, London, Greater London E4 6AR	£5,270	74	2	Flat
£449.8K	07/25	0.12 mi	15, Crescent Road, London E4 6AT	-	-	2	Flat
£472.5K	08/25	0.12 mi	19, Beresford Road, London E4 6ED	-	-	2	Flat
£402.5K	08/21	0.25 mi	9, Farnley Road, London, Greater London E4 7AD	£6,289	64	2	Flat
£342K	11/24	0.29 mi	24 Belle Vue Lodge, 2, Connaught Avenue, London E4 7AB	-	-	2	Flat
£550K	06/25	0.32 mi	24, Grosvenor Heights, Forest View, Chingford E4 7GA	£5,978	92	2	Flat
£550K	06/25	0.32 mi	24, Grosvenor Heights, Forest View, Chingford E4 7GA	-	-	2	Flat
£385K	03/25	0.37 mi	25, Stanley Road, London E4 7DB	£4,326	89	2	Flat
£375K	10/21	0.41 mi	53, Queens Grove Road, London, Greater London E4 7BT	£6,818	55	2	Flat
£425K	12/24	0.42 mi	1a Willow Apartments, 4, Willow Street, London E4 7EG	£6,538	65	2	Flat
£425K	03/25	0.44 mi	3, Doncel Court, Forest View, Chingford E4 7AW	£5,986	71	2	Flat
£327K	12/24	0.49 mi	The Croft, 19, Friday Hill, London E4 6EZ	£4,798	68	2	Flat
£410K	01/25	0.5 mi	30c, Flat 5, Forest View, London E4 7AU	£6,833	60	2	Flat
£370K	12/22	0.59 mi	17, The Cedars, Buckhurst Hill, Essex IG9 5TS	£5,692	65	2	Flat
£375K	08/25	0.61 mi	16, Top House Rise, London E4 7EE	-	-	2	Flat
£447.5K	07/25	0.68 mi	18, 3 Pineview Court, The Ridgeway, London E4 6TL	-	-	2	Flat
£390K	07/25	0.68 mi	11, 3 Pineview Court, The Ridgeway, London E4 6TL	-	-	2	Flat
£320K	03/25	0.69 mi	27a, Woodland Road, Chingford E4 7ET	£7,111	45	2	Flat
£395K	12/22	0.7 mi	Flat 10, Bowyer Court, The Ridgeway, Chingford, London, Greater London E4 6UH	-	-	2	Flat
£510K	11/24	0.74 mi	66 Iceni Court, Flat 2, Epping New Road, Buckhurst Hill IG9 5TJ	£5,050	101	2	Flat
£455K	03/25	0.75 mi	24, Boleyn Court, Epping New Road, Buckhurst Hill IG9 5UE	£4,892	93	2	Flat
£455K	03/25	0.75 mi	24, Boleyn Court, Epping New Road, Buckhurst Hill IG9 5UE	-	-	2	Flat
£408K	09/22	0.78 mi	Flat 43, Forest Heights, Epping New Road, Buckhurst Hill, Essex IG9 5TE	-	-	2	Flat
£340K	05/25	0.81 mi	2, 39 Chelsea Court, The Ridgeway, London E4 6TN	£6,415	53	2	Flat
£340K	05/25	0.81 mi	2, 39 Chelsea Court, The Ridgeway, London E4 6TN	-	-	2	Flat
£360K	04/25	0.82 mi	6, 49 Valkyrie, Epping New Road, Buckhurst Hill IG9 5JT	£4,675	77	2	Flat
£360K	04/25	0.82 mi	6, 49 Valkyrie, Epping New Road, Buckhurst Hill IG9 5JT	-	-	2	Flat
£380K	07/23	0.82 mi	26, Shingly Place, London, Greater London E4 6AE	£5,352	71	2	Flat
£405K	02/23	0.82 mi	66, Shingly Place, London, Greater London E4 6AE	£5,192	78	2	Flat
£410K	05/25	0.83 mi	Flat 27, Block A, Ardmore Lane, Buckhurst Hill IG9 5RY	-	-	2	Flat
£410K	05/25	0.83 mi	Flat 27, Block A, Ardmore Lane, Buckhurst Hill IG9 5RY	£5,190	79	2	Flat
£345K	02/23	0.84 mi	Flat 27, Block A, Ardmore Lane, Buckhurst Hill, Essex IG9 5RY	-	-	2	Flat
£390K	07/24	0.88 mi	46 Shore Point, 40, High Road, Buckhurst Hill IG9 5JE	£4,937	79	2	Flat
£122.8K	12/24	0.9 mi	67a, The Ridgeway, London E4 6QW	£2,393	51	2	Flat
£387K	11/24	0.9 mi	46 Shore Point, 27, High Road, Buckhurst Hill IG9 5JE	£4,778	81	2	Flat
£250K	06/21	0.94 mi	14, Epping Glade, London, Greater London E4 7PQ	£3,247	77	2	Flat
£340K	05/23	0.94 mi	12, Epping Glade, London, Greater London E4 7PQ	-	-	2	Flat
£383K	03/25	0.95 mi	751, High Road, Buckhurst Hill IG9 5HW	£4,974	77	2	Flat
£400K	02/25	0.95 mi	759, High Road, Buckhurst Hill IG9 5HW	-	-	2	Flat
£383K	03/25	0.95 mi	751, High Road, Buckhurst Hill IG9 5HW	-	-	2	Flat
£425K	01/25	0.98 mi	21, The Green, Palmerston Road, Buckhurst Hill IG9 5NQ	£4,942	86	2	Flat
£425K	01/25	0.98 mi	The Green, 21, Palmerston Road, Buckhurst Hill IG9 5NQ	£4,942	86	2	Flat
£455K	02/23	0.99 mi	690, High Road, Buckhurst Hill, Greater London IG9 5HN	-	-	2	Flat
£320K	06/21	1 mi	Flat 21, Greenhill, High Road, Buckhurst Hill, Essex IG9 5SH	-	-	2	Flat

Local Rents

50 rents from £405/mo to £2.5K/mo, average is £1.8K/mo.

Rent	Date	Distance	Address	Beds	Type
£1,750	05/24	0.02 mi	Chingford, E4	2	Flat
£1,600	10/25	0.07 mi	-	2	Flat
£1,550	11/25	0.07 mi	Gordon Road, London	2	Flat
£2,100	12/24	0.1 mi	-	2	Flat
£1,850	12/24	0.1 mi	-	2	Flat
£1,650	07/25	0.11 mi	Douglas Road, London, E4	2	Flat
£1,650	08/25	0.11 mi	-	2	Flat
£1,750	03/24	0.13 mi	Crescent Road, North Chingford	2	Flat
£1,650	03/24	0.22 mi	Woodedge Close, London, E4	2	Flat
£1,650	03/24	0.24 mi	Farnley Road, London	2	Flat
£1,650	03/24	0.24 mi	Farnley Road, London, E4	2	Flat
£2,350	09/25	0.24 mi	Connaught Avenue, London	2	Flat
£1,800	12/23	0.29 mi	-	2	Flat
£1,950	11/25	0.29 mi	Connaught Avenue, London, E4	2	Flat
£1,800	11/25	0.31 mi	Station Road, Chingford	2	House
£1,500	03/24	0.31 mi	The Drive, Chingford	2	Flat
£1,550	07/25	0.31 mi	The Drive, North Chingford, E4	2	Flat
£1,795	03/24	0.31 mi	north Chingford	2	Flat
£1,850	10/25	0.31 mi	Westminster Gardens, London, E4	2	Terraced House
£1,900	03/24	0.32 mi	Garfield Road, North Chingford, E4	2	Flat
£1,900	06/25	0.32 mi	Garfield Road, North Chingford, E4	2	Terraced House
£2,300	03/24	0.33 mi	Grosvenor Heights, Forest View, North Chingford	2	Flat
£2,300	04/24	0.33 mi	Grosvenor Heights, Forest View, North Chingford	2	Flat
£2,300	05/24	0.33 mi	Grosvenor Heights, Forest View, North Chingford	2	Flat
£1,975	07/25	0.33 mi	Grosvenor Heights, Forest View, North Chingford	2	Flat
£1,650	07/25	0.35 mi	Stanley Road, North Chingford, E4	2	Flat
£1,700	08/25	0.36 mi	Anton House, Station Road, Chingford E4	2	Flat
£1,600	07/25	0.36 mi	Stanley Road , Chingford, E4	2	Flat
£1,900	06/25	0.36 mi	Montgomerie Court, Forest View, North Chingford, E4	2	Flat
£1,700	04/25	0.37 mi	-	2	Semi-Detached House
£405	07/25	0.37 mi	Forest Court, London, E4	2	Flat
£1,700	04/25	0.37 mi	-	2	Flat
£2,500	09/25	0.38 mi	Buxton Road, London	2	House
£1,750	02/25	0.38 mi	-	2	Flat
£1,750	04/25	0.39 mi	-	2	Flat
£1,625	07/25	0.39 mi	Beresford Road, North Chingford, E4	2	Flat
£1,575	04/24	0.39 mi	Whitehall Road, Chingford	2	Flat
£1,575	04/24	0.39 mi	Whitehall Road, Chingford	2	Flat
£1,500	11/25	0.4 mi	-	2	Flat
£1,950	10/25	0.4 mi	Stanley Road, North Chingford E4	2	Flat
£1,950	10/25	0.4 mi	Stanley Road, North Chingford E4	2	Flat
£1,575	05/24	0.4 mi	Thaxton Place, Chingford, E4	2	Flat
£1,800	08/25	0.43 mi	Station Road, London, E4	2	Flat
£1,800	08/25	0.43 mi	Station Road, Chingford	2	House
£2,400	04/24	0.43 mi	Buxton Road, Chingford E4	2	Terraced House
£975	07/25	0.43 mi	Station Road, North Chingford, London	2	Flat
£1,800	11/25	0.43 mi	Station Road, London, E4	2	Flat
£1,950	11/25	0.44 mi	North Chingford,London, E4	2	Flat
£1,650	11/25	0.45 mi	Edgelinks, Forest View, North Chingford.	2	Flat
£1,595	03/24	0.45 mi	-	2	Flat

Local Area Statistics

Population in E4	60,22560,225
Population in London	4,771,9214,771,921
Town centre distance	8.88 miles away8.88 miles away
Nearest school	0.30 miles away0.30 miles away
Nearest train station	0.20 miles away0.20 miles away

Rental demand	Landlord's marketLandlord's market
Rental growth (12m)	-12%-12%
Sales demand	Balanced marketBalanced market
Capital growth (5yrs)	+22%+22%

Property History

Price changed to £400,000

November 14, 2024

Listed for £415,000

April 24, 2024

Floor Plans

Description

SHARE OF FREEHOLD +
GARAGE EN BLOC PLUS RESIDENT PARKING +
AMAZING VIEWS OVER EPPING FOREST AND CHINGFORD PLAINS +
MODERN DECOR THROUGHOUT +
TWO GENEROUS BEDROOMS +
EASY ACCESS MAINLINE STATION, SHOPS AND SCHOOLS +
FAVOURED RESIDENTIAL TURNING +

Situated in an enviable location with amazing forest views, a lovely two bedroom first floor flat with the advantage of SHARE OF FREEHOLD AND GARAGE EN BLOC.

The property has the benefit of direct access to its' own entrance door, resident parking plus plentiful parking on street and just a few minutes away from Chingford mainline station, shops, restaurants and schools in a favoured residential turning.

Once inside the property you will find a front facing lounge with large picture window overlooking forestland, a generous main bedroom with fitted wardrobes (and once again great views to wake up to!), a rear facing good size second bedroom, a modern fitted kitchen and shower room/wc.

The property has been subject to major modernisation over the past few years and offers a comfortable living space with neutral decor throughout.

The communal rear garden is peaceful and immaculately presented and residents have the benefit of GARAGE EN BLOC and RESIDENT PARKING. Additional parking is available on street too.

Please call to arrange your viewing!

Agent Details

Clarke Residential, Chingford

01992 661949

Next Steps?

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

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