11A Windmill Road, Croydon, Surrey, CR0 2XR

Description

A Vacant Ground Floor Two Bedroom Flat. The property comprises a ground floor two bedroom flat situated within a mid terrace arranged over ground and first floors.

Accommodation

Ground Floor: Reception Room, Kitchen, Two Bedrooms, Bathroom.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Wandle Park are within easy reach. Transport links are provided by West Croydon overground station and Selhurst rail station.

Tenure / Property Information

Investment Analysis

Evidence is limited. The strongest comparable is 11B Windmill Road at £160,000 in October 2024. Older same-road sales include £175,000 for 13A in 2008 and £228,000 in 2017, but size, condition and specification are not provided. A cautious base GDV estimate is £175,000, subject to legal-pack, condition and service-charge review.

Investment Snapshot

Strategy Recommendation

Potential BTL subject to confirming the £1,850 asking-rent evidence, lease charges, legal pack and property condition. Do not bid to a calculated maximum without refurbishment and total-cost information.

Works Required

No specific defects or refurbishment requirements are evidenced. Allow for inspection-led works only, including any repairs, redecoration, compliance items or kitchen/bathroom upgrades identified during inspection; no reliable cost allowance can be calculated from the supplied evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the cautious £175,000 base GDV, a 75% refinance figure is approximately £131,250. A complete BRRR assessment cannot be established because refurbishment costs, service charges, finance costs and total acquisition costs are not supplied. The long stated lease is supportive, but legal-pack review remains necessary.

Buy-to-Let Analysis

The advertised asking rent is £1,850 pcm, equivalent to £22,200 annually. Against the £140,000-£180,000 guide range, this indicates a gross yield of approximately 12.33%-15.86%, or 13.88% at the £160,000 guide midpoint. This is based on an asking rent, not achieved rent, and excludes finance, service charges, insurance, management, voids, maintenance, taxes and acquisition costs.

Flip Analysis

A base GDV of £175,000 is indicated only cautiously from limited same-road evidence. Flip surplus cannot be calculated because refurbishment costs, acquisition costs beyond the £1,800 administration charge, selling costs and any disbursements are not fully evidenced.

Investor Risks & Due Diligence

• The £1,850 pcm figure is an advertised asking rent rather than achieved or passing rent.

• Property condition and any refurbishment or compliance requirements are not supplied.

• Service charge, ground rent and other lease costs are not supplied.

• Auction disbursements may be payable in addition to the stated £1,800 administration charge.

• Comparable sale sizes, condition and specifications are not provided, limiting GDV reliability.

• Gross-yield calculations exclude finance, management, insurance, maintenance, voids, taxes and other operating costs.

Recommendation

Potential BTL subject to confirming the £1,850 asking-rent evidence, lease charges, legal pack and property condition. Do not bid to a calculated maximum without refurbishment and total-cost information.

Strategy Rating

Analysis Confidence

There is one recent same-road sale and one advertised rental, but comparable size/condition details, achieved rent, refurbishment requirements, service charges, ground rent, finance costs and full auction disbursements are unavailable.