19D Eastdown Park, Lewisham, London, SE13 5HU

Description

To be offered on Tuesday 24 November. A one bedroom flat, presented in reasonable decorative order, with vacant possession. Conveniently located for transport links and the shopping and recreational amenities of Lewisham. The flat is a second floor flat forming part of a three storey building and is presented in reasonable decorative order.

Accommodation

Second Floor- Open Plan Reception Room/Kitchen, Bedroom, Shower Room/WC

Location

Located near to the junction of Eastdown Park and Wisteria Road. An extensive range of shopping facilities can be found nearby in the centre of Lewisham. Recreational amenities of Manor Park and Manor House Gardens are both easily accessible. Transport: National Rail- Lewisham, Hither Green; DLR- Lewisham.

Tenure / Property Information

Investment Analysis

The supplied sold comparables are on the same road but do not provide bedroom count, floor, size, condition or lease details sufficient to establish a reliable valuation for this one-bedroom second-floor flat. Prices range from £301,000 to £475,000, but they cannot be applied directly. The £140,000 guide appears materially below the comparable sale prices, although the reason for that difference is not evidenced. A formal valuation, inspection and review of the lease and Special Conditions are required.

Investment Snapshot

Strategy Recommendation

Proceed only with detailed pre-auction due diligence, including inspection, lease review, comparable verification and confirmation of all buyer, seller and VAT charges. Without that evidence, avoid relying on the apparent guide-price discount.

Works Required

The flat is described as being in reasonable decorative order, with no specific defects or required works identified. Allow only for inspection-led minor redecoration or remedial works if confirmed, rather than assuming a refurbishment budget.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be quantified without a supported GDV, refurbishment budget, rent and finance assumptions. The guide-to-comparable price gap may indicate potential, but the available evidence is insufficient to calculate refinance proceeds or cash left in.

Buy-to-Let Analysis

BTL assessment cannot be completed because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Rent, operating costs, lease-related costs and buyer premium are also unknown, so yield cannot be established.

Flip Analysis

A flip assessment cannot be quantified reliably. Although the supplied same-road sales are higher than the guide, their relevant characteristics are not provided and no supported works or selling-cost allowance is available. Do not treat the apparent price gap as a confirmed resale surplus.

Investor Risks & Due Diligence

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

• Buyer premium is charged but the amount is unspecified; VAT and other seller charges may also apply.

• The lease commenced on 25 December 1991 for 125 years; the exact unexpired term and any lease-related costs should be verified.

• The sold comparables lack sufficient property-detail and lease information for a reliable GDV.

• No EPC, council tax, parking or heating information is supplied.

• Vacant possession means there is no passing rent or established tenancy income.

Recommendation

Proceed only with detailed pre-auction due diligence, including inspection, lease review, comparable verification and confirmation of all buyer, seller and VAT charges. Without that evidence, avoid relying on the apparent guide-price discount.

Strategy Rating

Analysis Confidence

Same-road sold prices are supplied, but comparable property attributes, floor areas, rent, condition detail, EPC, lease costs, buyer premium and other charges are missing.