111, Danbrook Road, London, SW16 5JY

Description

Leasehold first floor two bedroom maisonette. Full vacant possession. 3D Tour available.

Accommodation

Two bedrooms, reception room, kitchen, storage room, bathroom/WC, WC

Location

Danbrook Road is located off Ellison Road to the west of Streatham High Road (A23). Transport options include local bus routes and a choice of Streatham Common or Norbury Rail Station, providing links to London Victoria and London Bridge. The High Road, Streatham Common and the Streatham Hub provide a range of shops, recreational pursuits and other amenities.

Tenure / Property Information

Investment Analysis

The evidence supports a broad comparable range of £265,000 to £375,000 from sales on Danbrook Road. The £305,500 sale at No. 109 is the closest numbered comparable, so £305,500 is used as the base GDV. Differences in condition, size, lease terms and sale circumstances are not evidenced. The new 125-year lease is positive in length, but detailed lease information remains outstanding.

Investment Snapshot

Strategy Recommendation

Potential value-led purchase or BRRR only if the property is bought close to the guide, the Legal Pack confirms acceptable lease terms and inspection identifies no substantial works. Do not rely on the headline refinance or rental figures until valuation and rent evidence are verified.

Works Required

No specific defects or refurbishment requirements are evidenced. Allowance is therefore £0 in the base calculations only, pending inspection and review of the 3D tour and Legal Pack. Confirm the condition of the kitchen, bathroom/WCs, heating, windows and general finishes before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £225,000 guide, adding the known £1,800 contract documentation fee and no evidenced works gives a base cost of £226,800. A 75% refinance against the £305,500 base GDV would be £229,125, theoretically exceeding this base cost by £2,325. This is highly sensitive to the eventual purchase price, works, finance costs, valuation, lease details and any seller charges; it is not a confirmed cash-out result.

Buy-to-Let Analysis

Rental evidence is weak and inconsistent: £595 pcm is from Thornlaw Road, SE27, while £1,875 pcm is an advertised asking rent for a house in SW16 5JY. Neither establishes an achieved rent for this vacant two-bedroom maisonette, so a reliable gross yield cannot be calculated. Obtain local agent rental appraisals and confirm service charge, ground rent and other lease costs.

Flip Analysis

Using the £305,500 base GDV and £226,800 base cost produces £78,700 before finance, tax, selling costs and any works. A formal flip surplus cannot be calculated because no supported selling allowance or refurbishment budget is provided. The comparable range creates material valuation risk, particularly at the £265,000 low case.

Investor Risks & Due Diligence

• Lease information is awaited, including potential service charge, ground rent and other lease obligations.

• The property is vacant and no achieved rental evidence is supplied.

• The rental listings are asking rents and are not directly comparable: one is in SE27 and the other is a house in SW16 5JY.

• Condition and refurbishment requirements are not evidenced.

• The comparable sales range is wide, from £265,000 to £375,000.

• Seller charges may be payable on completion but are not quantified.

• Parking and heating details require confirmation from the auction centre.

• Finance, tax, selling costs and any works are excluded from the base calculations.

Recommendation

Potential value-led purchase or BRRR only if the property is bought close to the guide, the Legal Pack confirms acceptable lease terms and inspection identifies no substantial works. Do not rely on the headline refinance or rental figures until valuation and rent evidence are verified.

Strategy Rating

Analysis Confidence

There are several recent same-road completed sales and a known buyer documentation fee, but condition, dimensions, lease obligations, service charges, seller charges, achieved rent and refurbishment requirements are not supplied.