12c, Anyards Road, COBHAM, Surrey, KT11 2JZ

Description

Leasehold first floor studio flat

Accommodation

Studio room open plan to kitchen, bathroom/wc

Location

The property is located on Anyards Road. Cobham provides village amenities with a more comprehensive range of shops, bars and restaurants found within Guildford lying to the south west and within Central London located to the north east. Public transport links are available at Cobham & Stoke d’Abernon Train Station lying to the south east along with a network of local bus services serving the surrounding areas. The property is served by road links including the A245 located to the west and the A3 lying to the north west. Recreational pursuits can be found locally.

Tenure / Property Information

Investment Analysis

The closest evidence is 12C itself, sold for £147,000 in 2013, plus same-building/same-road leasehold flats 12D and 12E sold for £225,000 and £205,000 respectively in 2020. A cautious evidence-based GDV range is £200,000–£225,000, with a base estimate of £210,000. The comparables are dated and do not confirm current condition, floor area, lease length, service charge, parking or exact specification. The £200,000 guide is therefore close to the low end of the indicated comparable range rather than demonstrably below market value.

Investment Snapshot

Strategy Recommendation

Proceed only after satisfactory legal and lease due diligence. At the £200,000 guide this is potentially a modest-yield studio BTL, but the unknown lease length, service charge, ground rent, parking and condition make a firm bid or BRRR decision inappropriate.

Works Required

No specific refurbishment works are evidenced. Verify condition, kitchen, bathroom, heating, windows, decoration and any communal obligations before bidding. Obtain the lease, service-charge information, ground-rent terms, remaining term and parking position.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £200,000 guide, the known £1,800 buyer documentation charge would apply, but refurbishment costs, lease costs and any seller special-condition fees are unknown. A 75% refinance of the £210,000 base GDV is approximately £157,500, but cash left in cannot be calculated reliably without total project costs and finance assumptions. BRRR viability is therefore unconfirmed.

Buy-to-Let Analysis

The only directly relevant rental evidence is an advertised asking rent of £1,050 pcm for studio flats in KT11, equivalent to £12,600 annually. Against the £200,000 guide this indicates a headline gross yield of 6.3%, before service charge, ground rent, management, maintenance, voids, finance and tax. The rent is advertised rather than achieved, and lease costs are unknown, so net returns cannot be established.

Flip Analysis

The base GDV estimate is £210,000, supported by the dated £205,000 and £225,000 local comparables. However, total acquisition costs, refurbishment costs, lease-related liabilities and selling costs are not supplied. A reliable flip surplus and maximum bid cannot therefore be calculated. The guide leaves limited apparent margin against the comparable evidence before those costs.

Investor Risks & Due Diligence

• Lease length, ground rent, review provisions and service charge are unknown.

• The rental figure is an advertised asking rent, not an achieved or guaranteed rent.

• Condition, heating, parking and refurbishment requirements are not evidenced.

• Additional seller fees may apply under the special conditions of sale.

• Dated comparables may not reflect current market value.

• Gross yield excludes service charge, ground rent, management, maintenance, voids, finance and tax.

Recommendation

Proceed only after satisfactory legal and lease due diligence. At the £200,000 guide this is potentially a modest-yield studio BTL, but the unknown lease length, service charge, ground rent, parking and condition make a firm bid or BRRR decision inappropriate.

Strategy Rating

Analysis Confidence

There is useful local sold-price evidence and one relevant studio asking-rent listing, but the sales evidence is dated and key lease, condition, cost and occupancy information is missing.