We've tightened what earns a Pursue. A home now needs a published valuation, a strategy that still makes money after real running costs and lender stress tests, and no listing problems that would stop a mortgage. You'll see fewer Pursues, and each one has been checked harder.
See how verdicts work2-bedroom flat · N1 7GS
For saleReduced £25k (−3.4%) on 20 OctListed 34 days
Opportunity summary
See Archie’s verdict, returns by strategy and what to check before viewing.
About
A well-presented two-bedroom, two-bathroom apartment situated within the sought-after Merchant Building.
The home offers a large open-plan living and kitchen space that extends to a private balcony with views over the Wenlock Basin.
The accommodation comprises a primary bedroom with a private en-suite, a generous second double bedroom, both complete with built-in storage, and a stylish family bathroom.
On-site amenities include round-the-clock concierge service, a communal courtyard, and a shared roof terrace.
The Merchant Building is ideally positioned along Regent's Canal, with Shoreditch Park and Rosemary Gardens close by, as well as scenic towpath walks and cycle routes.
Excellent transport links are available via Old Street, Angel and Hoxton stations, providing easy access across London.
The surrounding area offers a vibrant mix of independent cafés, restaurants and shops, with Upper Street, Shoreditch and the City all within easy reach.
Tenure: Leasehold Lease Years Remaining: 986 Service Charge: £6,015 Annual Ground Rent: £350 Council Tax Band: E
Value & comps
No previous sales on record.
Returns
Set an offer; the calculator follows it.
Short-let restrictions apply
We're still gathering serviced-accommodation data for this area.
Archie refurb estimate: a Pro feature
0.0% below asking
This is not financial or investment advice. Prop AI Deals is not authorised by the Financial Conduct Authority (FCA) to provide investment advice.
All investment calculators, property analyses, and AI-generated insights are for informational purposes only. Property investment carries risk and may result in financial loss. All calculations should be independently verified and you should consult with FCA-authorised financial advisers before making any investment decisions.
Past performance does not guarantee future results. Tax implications vary by individual circumstances.
Deal
Properties like this can earn 2–3x BTL yields when converted to HMO, with retrofit costs around £10k/room. Sign in to see the full tier, yield projection, and cost breakdown.
Commercial properties like this can earn 30-50% higher yields when converted to residential under Class MA / Q / P / PA, with prior approval costing ~GBP 96/unit. Sign in to see the recommended route, yield uplift, and cost breakdown.
BRRR-suited properties can recycle 80-100% of investor capital on refi, leaving a high-yielding rental with most of the money out. Sign in to see the refurb cost stack, ARV projection, and refinance maths.
Detached + large garden = sub-division play. Pro tier unlocks the tier badge, plot size, uplift estimate, and regional land benchmark.
Short-lease flats trade at deep discount, but extending under the 1993 Act often costs far less than the discount. Pro tier unlocks the tier badge, premium breakdown, long-lease ARV and arbitrage maths.
See projected short-stay revenue vs a vanilla BTL for this property.
See real sub-let margins (HMO room rates & SA nightly rates) vs the landlord rent.
Area
Agent & docs
.png){kind=logo}
FAQ
About Flat 22 The Merchant Building, 38, Wharf Road, London
Explore nearby
