112B Wessex Court, Beckenham Road, Beckenham, Kent

Description

Leasehold first floor flat with one bedroom, reception room, kitchen and bathroom/WC. Upon instruction of AMG.

Accommodation

One bedroom, reception room, kitchen, bathroom/WC

Location

Located on Beckenham Road. Shopping amenities are available in Beckenham Town Centre. Public transport links include Clock House Train Station and Kent House Train Station, with local bus services. Road links include the A213. Cator House Park is to the north.

Tenure / Property Information

Investment Analysis

Same-development sold comparables range from £180,000 to £255,000, including £247,000 in August 2026. Exact floor area, condition, lease length and features of the comparables are not supplied. A cautious base GDV of £210,000 is used, with £180,000 low and £247,000 high scenarios. This is an evidence-based estimate, not a formal valuation, and the subject's approximately 60–61-year lease may materially affect value and financeability.

Investment Snapshot

Strategy Recommendation

Proceed only conditionally and subject to satisfactory review of the lease, lease-extension position, service charge, ground rent, special conditions and financing. The headline BTL yield is attractive, but the short lease and missing costs make this unsuitable to underwrite as a straightforward BTL or BRRR without further evidence.

Works Required

No refurbishment works or defects are evidenced. Allow for inspection, routine compliance or presentation works only if identified, but no unsupported works allowance has been included. Lease, service charge, ground rent and special conditions require review.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £210,000 base GDV, 75% refinancing would be approximately £157,500. Against the guide plus the known £1,800 documentation fee, this indicates approximately £10,200 cash released before finance, tax, works and other completion costs. However, the short lease and unknown lease charges may restrict lender choice, valuation and refinance proceeds. Lease-extension feasibility and costs must be established before relying on this strategy.

Buy-to-Let Analysis

The supplied advertised asking rent is £1,500 pcm, producing £18,000 annual gross rent. On the £145,500 guide this is 12.37%, or 12.22% including the known £1,800 documentation fee. Actual net yield cannot be established because service charge, ground rent, management, maintenance, finance, tax and any seller fees are unknown. The approximately 60–61-year lease is a significant BTL and mortgageability risk.

Flip Analysis

The base GDV provides a gross difference of £62,700 over the guide plus the known documentation fee, before works, selling costs, finance, tax and any seller charges. No supported selling allowance or refurbishment cost is available, so a reliable flip surplus cannot be calculated. The short lease may also reduce resale demand and achievable price.

Investor Risks & Due Diligence

• Approximately 60–61 years remain on the lease, creating potential valuation, mortgageability and resale risk.

• Annual service charge and ground rent are not supplied.

• Lease-extension terms and costs are not supplied.

• The £1,500 pcm figure is an advertised asking rent, not an achieved rent.

• The comparable properties' sizes, conditions, lease lengths and exact characteristics are not supplied.

• The £1,800 buyer documentation fee is known, but additional seller fees may apply under the special conditions.

• EPC rating is E.

• No condition survey or refurbishment information is supplied.

Recommendation

Proceed only conditionally and subject to satisfactory review of the lease, lease-extension position, service charge, ground rent, special conditions and financing. The headline BTL yield is attractive, but the short lease and missing costs make this unsuitable to underwrite as a straightforward BTL or BRRR without further evidence.

Strategy Rating

Analysis Confidence

There are five same-development completed sales and one advertised rent, but the subject's condition, floor area, exact lease term, service charge, ground rent, seller fees and finance costs are unavailable.