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I’d run a deliberately awkward first-year budget: moving costs, the first mortgage payment arriving sooner than it feels like it should, one inspection item needing prompt attention, and the insurance excess becoming payable. You don’t need to predict that all will happen; you need to know...

The architect perspective is useful, but it can also pull attention toward what a building could become. I’d separate necessary work, income-supporting work, and optional design improvements. Otherwise a promising renovation can quietly become the reason the investment model no longer works.

I also wouldn’t assume vacancy explains the outliers. A vacant flat may be easy to show, while condition, an ambitious starting price or a seller unwilling to negotiate can keep it sitting. Your price range is broad enough that neighbourhood boundaries matter too. Has new-listing volume changed...