2 Bed Flat, Refurb/BRRR, London, N17 9DG, £315,000

Bream Close, London, N17 9DG - 4 views - a month ago

Leasehold

Refurb/BRRR

ROI: 3%

~68 m²

+8 photos

ValuationUndervalued

Sold Prices	£179K - £565K
Sold Prices/m²	£3K/m² - £11.5K/m²

Square Metres	~68.11 m²
Price/m²	£4.6K/m²
Value Estimate	£324,450£324,450
BMV	3%

End Value (After Refurb)	£454,810£454,810
Uplift in Value	+44%+44%

Investment Opportunity

Cash In
Purchase Finance	Bridging LoanBridging Loan
Deposit (25%)	£78,750£78,750
Stamp Duty & Legal Fees	£20,200£20,200
Refurb Costs	£36,033£36,033
Bridging Loan Interest	£8,269£8,269
Total Cash In	£145,002£145,002

Cash Out
Monetisation	FlipRefinance & RentFlip
Estimated Sale Price	£454,810£454,810
Agent Fees (1%)	£4,548£4,548
Bridging Loan	£236,250£236,250
Bridging Loan Interest	£8,269£8,269
Flip Profit	£69,011£69,011

Local Sold Prices

50 sold prices from £179K to £565K, average is £382.7K. £3K/m² to £11.5K/m², average is £6.4K/m².

Price	Date	Distance	Address	Price/m²	m²	Beds	Type
£360K	03/21	0.01 mi	84, Bream Close, London, Greater London N17 9DG	-	-	2	Flat
£375K	03/21	0.01 mi	87, Bream Close, London, Greater London N17 9DG	£4,464	84	2	Flat
£385K	06/21	0.08 mi	207, Reedham Close, London, Greater London N17 9PZ	£4,477	86	2	Flat
£350K	12/21	0.1 mi	187, Bream Close, London, Greater London N17 9DJ	£7,292	48	2	Flat
£325K	10/20	0.11 mi	158, Bream Close, London, Greater London N17 9DJ	£6,633	49	2	Flat
£386K	03/23	0.12 mi	24, Armadale Close, London, Greater London N17 9PJ	£7,423	52	2	Flat
£338.5K	06/23	0.13 mi	198, Bream Close, London, Greater London N17 9DW	£6,924	49	2	Flat
£410K	12/20	0.16 mi	79, Kessock Close, London, Greater London N17 9PW	£7,885	52	2	Flat
£345K	11/22	0.16 mi	Flat 10, Thistle Court, Bream Close, London, Greater London N17 9BP	-	-	2	Flat
£387.5K	04/21	0.17 mi	87, Reedham Close, London, Greater London N17 9PX	-	-	2	Flat
£402K	02/23	0.17 mi	12, Reedham Close, London, Greater London N17 9PT	£5,025	80	2	Flat
£350K	02/23	0.19 mi	20, Kessock Close, London, Greater London N17 9PN	£4,605	76	2	Flat
£375K	12/20	0.19 mi	13, Kessock Close, London, Greater London N17 9PN	£4,934	76	2	Flat
£428K	05/23	0.27 mi	Flat 16, Merlin Heights, Waterside Way, London, Greater London N17 9GD	-	-	2	Flat
£440K	01/23	0.28 mi	Flat 15, Merlin Heights, Waterside Way, London, Greater London N17 9GD	-	-	2	Flat
£400K	05/23	0.32 mi	Flat 51, Kingfisher Heights, Waterside Way, London, Greater London N17 9GL	-	-	2	Flat
£272K	03/23	0.5 mi	2, Newton Road, London, Greater London N15 4PJ	£6,044	45	2	Flat
£337.5K	07/23	0.5 mi	6b, Page Green Road, London, Greater London N15 4PG	-	-	2	Flat
£509K	03/21	0.5 mi	6, Page Green Road, London, Greater London N15 4PG	£6,666	76	2	Flat
£350K	12/20	0.63 mi	145, Edward Road, London, Greater London E17 6PA	£6,140	57	2	Flat
£365K	08/23	0.64 mi	Flat 7, Beaufort House, Talbot Road, South Tottenham, London, Greater London N15 4DR	-	-	2	Flat
£456K	11/20	0.64 mi	183, Edward Road, London, Greater London E17 6PA	£7,862	58	2	Flat
£341K	01/23	0.69 mi	21, Chesnut Grove, London, Greater London N17 9ET	£5,246	65	2	Flat
£465K	08/23	0.7 mi	195, Blackhorse Road, London, Greater London E17 6ND	£6,370	73	2	Flat
£380K	05/21	0.7 mi	27, Townsend Road, London, Greater London N15 4NT	£7,451	51	2	Flat
£348K	01/21	0.71 mi	104, Coppermill Lane, London, Greater London E17 7HE	£6,444	54	2	Flat
£521K	04/23	0.71 mi	100a, Edward Road, London, Greater London E17 6LU	-	-	2	Flat
£490K	09/21	0.72 mi	5a, Courtenay Road, London, Greater London E17 6LY	-	-	2	Flat
£460K	06/21	0.74 mi	63, Blackhorse Lane, London, Greater London E17 6DS	£10,000	46	2	Flat
£520K	03/23	0.77 mi	10, York Road, Walthamstow, London, Greater London E17 7HY	£6,860	76	2	Flat
£497K	03/23	0.78 mi	First Floor Flat, 35, Ferndale Road, London, Greater London N15 6UF	£5,648	88	2	Flat
£270K	03/21	0.78 mi	27, Reed Road, London, Greater London N17 9BU	-	-	2	Flat
£179K	12/21	0.78 mi	5, Reed Road, London, Greater London N17 9BU	£2,995	60	2	Flat
£380.4K	04/21	0.81 mi	85, Essex Close, London, Greater London E17 6JS	£5,210	73	2	Flat
£250K	05/23	0.82 mi	42, Stonebridge Road, London, Greater London N15 5PF	-	-	2	Flat
£530K	05/23	0.82 mi	8, Chewton Road, London, Greater London E17 7DW	£11,522	46	2	Flat
£320K	03/21	0.85 mi	51a, Hazelwood Road, Walthamstow, London, Greater London E17 7AJ	-	-	2	Flat
£425K	05/23	0.87 mi	98, Chewton Road, London, Greater London E17 7DN	£6,641	64	2	Flat
£565K	06/23	0.87 mi	62c, Castlewood Road, London, Greater London N16 6DW	-	-	2	Flat
£335K	06/21	0.87 mi	157, Shelbourne Road, London, Greater London N17 9YD	-	-	2	Flat
£326K	06/21	0.87 mi	161a, Shelbourne Road, London, Greater London N17 9YD	£5,344	61	2	Flat
£435K	12/20	0.89 mi	13a, Coppermill Lane, London, Greater London E17 7HA	£5,800	75	2	Flat
£335K	12/22	0.91 mi	92b, West Green Road, London, Greater London N15 5NS	-	-	2	Flat
£540K	06/23	0.92 mi	Flat Left, 18, Sperling Road, London, Greater London N17 6UH	-	-	2	Flat
£450K	04/23	0.94 mi	46, Leucha Road, London, Greater London E17 7LG	£8,182	55	2	Flat
£420K	11/21	0.94 mi	54, Leucha Road, London, Greater London E17 7LG	-	-	2	Flat
£262K	03/21	0.95 mi	40, Siddons Road, London, Greater London N17 9UT	£4,596	57	2	Flat
£400K	11/22	0.95 mi	46, Siddons Road, London, Greater London N17 9UT	-	-	2	Flat
£450K	02/21	0.95 mi	109, Leucha Road, London, Greater London E17 7LJ	£8,036	56	2	Flat
£348K	03/21	0.95 mi	59b, Steele Road, London, Greater London N17 6YJ	-	-	2	Flat

Local Rents

50 rents from £1.6K/mo to £3K/mo, average is £2.2K/mo.

Rent	Date	Distance	Address	Beds	Type
£1,750	12/24	0.07 mi	-	2	Flat
£1,700	06/24	0.08 mi	Bream Close, Tottenham, N17	2	Flat
£1,900	06/24	0.15 mi	Reedham Close, Tottenham Hale	2	Flat
£1,900	05/24	0.16 mi	-	2	Flat
£1,750	02/25	0.16 mi	-	2	Flat
£2,350	06/24	0.18 mi	Windlass Apartments, N17, Tottenham, London, N17	2	Flat
£2,400	06/24	0.2 mi	Navigation Point, N17	2	Flat
£2,100	12/24	0.24 mi	-	2	Flat
£2,100	06/24	0.24 mi	Coppermill Heights, London, N17	2	Flat
£2,375	05/24	0.24 mi	Windlass Apartments, Tottenham Hale London N17	2	Flat
£2,375	05/24	0.24 mi	Windlass Apartments, Tottenham Hale London N17	2	Flat
£2,375	05/24	0.24 mi	Windlass Apartments, Tottenham Hale London N17	2	Flat
£2,585	06/24	0.24 mi	Windlass Apartments, Tottenham Hale London N17	2	Flat
£2,500	06/24	0.24 mi	Windlass Apartments, Tottenham Hale London N17	2	Flat
£2,585	06/24	0.24 mi	Windlass Apartments, Tottenham Hale London N17	2	Flat
£1,850	04/25	0.25 mi	-	2	Flat
£2,000	05/24	0.26 mi	Crane Heights, Waterside Way, London	2	Flat
£3,000	06/24	0.26 mi	Hale Works, Daneland Walk, N17	2	Flat
£3,000	06/24	0.27 mi	Hale Works Apartments, Daneland Walk, London, N17	2	Flat
£3,000	06/24	0.27 mi	Hale Works, Daneland Walk, London N17	2	Flat
£3,000	12/24	0.27 mi	Hale Works Apts, Daneland Walk, London, N17	2	Flat
£2,550	05/24	0.27 mi	-	2	Flat
£3,000	05/24	0.27 mi	Daneland Walk, London, N17	2	Flat
£2,600	06/24	0.27 mi	Hale Works, Daneland Walk, N17	2	Flat
£2,800	06/24	0.27 mi	Hale Works, Daneland Walk, N17	2	Flat
£2,900	06/24	0.27 mi	Hale Works, Daneland Walk, N17	2	Flat
£1,550	06/24	0.28 mi	Merlin Heights, Waterside Way, Tottenham Hale, N17 9GD	2	Flat
£2,700	05/24	0.28 mi	Hale Works, Daneland Walk, N17	2	Flat
£2,250	05/24	0.28 mi	Hale Works Apartments, N17	2	Flat
£2,500	06/24	0.28 mi	Hale Works Apartments, Daneland Walk, N17	2	Flat
£2,095	05/24	0.28 mi	Waterside Way, Tottenham Hale, London	2	Flat
£1,950	12/24	0.28 mi	Waterside Way, London	2	Flat
£2,000	05/24	0.28 mi	-	2	Flat
£2,700	05/24	0.28 mi	Daneland Walk, London	2	Flat
£2,700	06/24	0.28 mi	Daneland Walk, London	2	Flat
£2,100	05/24	0.28 mi	-	2	Flat
£2,250	03/25	0.28 mi	-	2	Flat
£2,600	04/25	0.29 mi	-	2	Flat
£2,000	05/24	0.29 mi	-	2	Flat
£2,195	05/24	0.3 mi	Waterside Way, Tottenham Hale, N17	2	Flat
£2,195	05/24	0.3 mi	-	2	Flat
£2,000	06/24	0.3 mi	Waterside Way, London, N17	2	Flat
£2,200	03/25	0.3 mi	-	2	Flat
£2,200	03/25	0.3 mi	-	2	Flat
£2,200	02/25	0.3 mi	-	2	Flat
£2,200	03/25	0.3 mi	-	2	Flat
£2,150	03/25	0.3 mi	-	2	Flat
£2,000	05/24	0.3 mi	Egret Heights, Waterside Way, London, N17	2	Flat
£2,200	06/24	0.31 mi	Waterside Way, N17, Tottenham, London, N17	2	Flat
£2,100	06/24	0.31 mi	Kingfisher Heights, Waterside Way, London, N17	2	Flat

Local Area Statistics

Population in N17	62,84362,843
Population in London	4,771,9214,771,921
Town centre distance	4.48 miles away4.48 miles away
Nearest school	0.10 miles away0.10 miles away
Nearest train station	0.29 miles away0.29 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 £315,000

March 17, 2025

Floor Plans

Description

2 Bedroom Flat +
No Forward Chain +
Vacant for Immediate Possession +
Second Floor +
Allocated Parking Space +
Requires Modernisation +

Bettermove are proud to present this 2 bedroom Flat in available with no forward chain. The property benefits from double glazing, electric heating throughout and has off street parking available via an allocated parking space. The council tax band is C. This is a leasehold property with 93 years remaining on the lease; the ground rent is £100 per annum and the service charges are approximately £1,800 per annum. The interior of this property comprises a spacious living room with dining area, the fitted kitchen, two bedrooms and the family bathroom on the second floor of the building. Located on the desirable Bream Close alongside the River Lea and close to the Heron Wharf lock, the property is close to a range of amenities, including Tottenham Hale Retail Park and the Walthamstow Wetlands. Excellent transport connections can be found from Tottenham Hale (Overground & Victoria Line Underground), Blackhorse Road (Overground & Victoria Line Underground) Stations. This exciting opportunity should not be missed! All enquiries can be made through Bettermove on . --------------------------------------------------------------------------------- You can secure the purchase immediately by paying an exclusivity deposit of £1,000. This is not an additional fee and is returned to you on completion. Paying this deposit ensures that the seller takes the property off the market and reserves it exclusively for you. Therefore, eliminating the risk of being gazumped by another buyer, and incurring aborted costs. This allows you rights to purchase within a given timeframe (typically 8-12 weeks) which gives you time to prepare funding, surveys, and searches. Speak to one of our sales team about our Exclusivity Deposits today to find out more…

Agent Details

Bettermove, Nationwide

020 3834 8696

Next Steps?

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

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