Blackthorn Road, IG1 2NS

2-bedroom flat · IG1 2NS

702 sq ftEPC C2 bathsChain Free · Long Lease · En-Suite Bedroom

Asking

£265,000

For saleListed 420 days

Chain FreeNeeds Work

Investor metrics

HMO Article 4 Direction AreaLondon Borough of Redbridge city-wide Article 4 (HMO), The London Borough of Redbridge Houses in Multiple Occupation Article 4 Direction 2018 · C3 → C4 HMO conversion requires planning permission here

Opportunity summary

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About

The property

Ground Floor Flat| Blackthorn Road, IG1 | Over 700 SqFt | Renovation Project Summary: Two-bedroom ground floor apartment on Blackthorn Road requiring full modernisation.

Over 700 sqft with scope for incoming buyers to tailor finishes throughout.

Accommodation: Reception room, separate fitted kitchen, two double bedrooms — principal with en-suite shower room — and family bathroom. Layout supports reconfiguration subject to necessary consents.

Lease: 102 years remaining | Service Charge: TBC | Ground Rent: TBC | EPC Rating: C Condition: Refurbishment required throughout — incoming purchasers have full flexibility over finishes and specification.

Sold as seen. All services and appliances have not been and will not be tested. Location: Ilford, Barking, and Upney stations sit 0.7–1.0 miles away.

Elizabeth Line, Overground, District, and Hammersmith & City lines provide direct routes into the City and Canary Wharf. Ilford Lane amenities within walking distance.

Suited to Buyers targeting improvement works — investors or owner-occupiers.

Chain Free

Needs Work

Key information

Price per Square Foot

£377/sq ft

Based on 702 sq ft (65 sq m)

Floor Area

702 sq ft (65 sq m)

Council Tax Band

Band C

Estimated ~£1600/year

EPC Rating

currentView certificate

Tenure

Leasehold

Property Age

England and Wales: 1996-2002

Heating

Gas

Local Authority

Redbridge London Boro

London Borough

County

Greater London Authority

Property features

Chain Free
Long Lease
En-Suite Bedroom
Ground floor

Value & comps

What is it worth?

No previous sales on record.

Comparable salesNo comps yet

No comparable sales matched this property yet.

Returns

What does it return?

Set an offer; the calculator follows it.

Rent evidence

Rental benchmark

Nearby rental comparables

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Local SA Market

We're still gathering serviced-accommodation data for this area.

Archie refurb estimate: a Pro feature

Model an offerFeeds your report · not a commitment

0.0% below asking

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BTL · HMO · BRRR · SA · Flip — editable, saved scenarios

Investment calculatorBTL · BRRR · HMO · Flip · SA · R2R — editable inputs, saved scenarios

Investment Disclaimer

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 advisors before making any investment decisions.

Past performance does not guarantee future results. Tax implications vary by individual circumstances.

Mortgage

Deal

Is it a deal?

Archie’s verdict

Archie has scored this property.

Deal score · weighted

Weak signals — move on

Factor breakdown

BMV discountNot calculated, and not zero — there is no value estimate for this property to discount against.

0/25

Yield potential—

0/25

Motivation signalsNot enough data

0/25

Days on market420 days · price-fatigue

25/25

—

Seller motivation

Not scored yet

Days on market420

Price reduction—

STC fall-through—

Back to market—

Agency change—

EPC ratingC

Listing timeline

First listedListed at £265,00026-08-2025

Still activeDay 420 on marketToday

Strategy fit

No strategy scores available yet.

HMO Conversion Potential

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.

Tier, yield projection, and cost stack — Pro tier only.

PD Conversion Potential

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.

Tier, route, yield projection, and cost stack - Pro tier only.

BRRR Candidate

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.

Tier, refurb cost, ARV, and refi maths - Pro tier only.

Plot subdivision potential

Detached + large garden = sub-division play. Pro tier unlocks the tier badge, plot size, uplift estimate, and regional land benchmark.

Lease extension arbitrage

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.