19 Redwing Path, Thamesmead, London, SE28 0DL

Description

A one bedroom first floor flat. The property forms part of a purpose built block and benefits from a private balcony. In need of modernisation. Vacant.

Accommodation

First Floor - Entrance Hallway, Reception Room, Kitchen, Bedroom, Room, Bathroom/WC.

Location

Located on Redwing Path, accessed off Whinchat Road and Nuthatch Gardens. Shopping amenities are available nearby in the centre of Plumstead. Recreational amenities of Gallions Reach Park and Broadwater Green. Transport links via Woolwich and Plumstead stations. Plumstead - Thameslink, southeastern. Woolwich - Elizabeth line.

Tenure / Property Information

Investment Analysis

The £100,000 guide is materially below the supplied sold evidence, including £120,000 for 23 Redwing Path in 2015 and £280,000 for 12 Redwing Path in 2019. However, the comparables are historic, do not state bedroom count, size, condition or specification, and no current comparable evidence is supplied. A current GDV or reliable purchase discount therefore cannot be established.

Investment Snapshot

Strategy Recommendation

Do not rely on the apparent guide-price discount without obtaining current comparable evidence, the legal pack, a refurbishment quotation and local rental evidence. The property may warrant further due diligence, but no strategy can be recommended confidently from the supplied evidence alone.

Works Required

Modernisation of the vacant one-bedroom flat, including review and updating of the internal finishes and fittings as required. The supplied evidence does not quantify the scope or cost of works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed reliably without a supported GDV, refurbishment budget, rent, finance assumptions and confirmed acquisition costs. The proposed new 990-year lease should be reviewed in the legal pack, including its full terms and any associated liabilities.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Buyer fees, VAT and other possible seller charges are also unknown.

Flip Analysis

The historic sold comparables indicate potential value above the guide, but they are insufficient to support a current resale GDV. A flip surplus cannot be calculated because works, current GDV, buyer costs and selling costs are not evidenced.

Investor Risks & Due Diligence

• The scope and cost of the required modernisation are unknown.

• No sufficiently specific rental evidence is available, so rental income and yield cannot be established.

• The sold comparables are historic and do not state bedroom count, size or condition.

• Buyer fees, VAT and possible seller charges are not supplied.

• The terms and liabilities of the proposed new 990-year lease require review in the legal pack.

• No current supported GDV or resale surplus can be calculated.

Recommendation

Do not rely on the apparent guide-price discount without obtaining current comparable evidence, the legal pack, a refurbishment quotation and local rental evidence. The property may warrant further due diligence, but no strategy can be recommended confidently from the supplied evidence alone.

Strategy Rating

Analysis Confidence

The evidence confirms the property type, vacancy, leasehold status, guide price and broad modernisation requirement, but lacks current comparable sales, floor area, rental evidence, quantified works, buyer fees, seller charges and detailed lease information.