2 Rotary Court, Hampton Court Road, East Molesey, Surrey

Description

Vacant long leasehold self-contained ground floor flat within a building of Townscape Merit, with allocated parking and security gate. Hampton Court Palace and Bushy Park are a short walk away.

Accommodation

Reception room, kitchen, two bedrooms (one with en-suite), bathroom

Location

Situated on the south side of Hampton Court Road. Local shops and amenities are available to the south west within Molesey. South Western Railway services run from Hampton Court station, a short walk to the south east. The M3, M4 and M25 motorways are easily accessible. Hampton Court Palace and Bushy Park are close by.

Tenure / Property Information

Investment Analysis

Same-building sold evidence ranges from £252,500 to £338,000, with the latest supplied sale at £285,000 on 24 September 2025. The £750,000 sale is a clear outlier within the supplied evidence and is not relied upon. A base GDV of £285,000 is used, with low and high scenarios of £252,500 and £338,000 respectively. The £295,000+ guide is above the latest comparable sale and above the base GDV. No property-specific condition, service charge, EPC, buyer premium, administration fee or other payable amount is supplied.

Investment Snapshot

Strategy Recommendation

Proceed only as a potential owner-occupier purchase or at a materially lower price supported by due diligence. Do not pursue as a BTL, BRRR or flip at the guide without verified rent, condition, leasehold costs and full auction charges.

Works Required

No specific works are supported by the supplied evidence. Allowances for refurbishment, repairs, compliance, service charges and other ownership costs cannot be estimated without further information.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £285,000 base GDV, a 75% refinance is approximately £213,750. Against the £295,000 guide alone, indicative cash left in is £81,250. This excludes unknown buyer, administration, seller and third-party charges, refurbishment, finance and tax costs, so the cash requirement is likely understated. No rent is available to assess debt service or refinance sustainability.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The guide already exceeds the latest supplied same-building sale, before considering leasehold charges, finance, tax or other acquisition costs.

Flip Analysis

At the £295,000 guide and £285,000 base GDV, the gross spread is negative £10,000 before refurbishment, selling costs, finance, tax and unknown charges. A formal flip surplus is not calculated because no supported selling allowance or works budget is available. The supplied evidence therefore does not support a flip at guide.

Investor Risks & Due Diligence

• The guide of £295,000 exceeds the latest supplied same-building sale of £285,000.

• The comparable range is wide and includes an unexplained £750,000 outlier that has not been relied upon.

• No sufficiently specific rental evidence or auctioneer rent estimate is supplied.

• Property condition and any refurbishment requirement are not evidenced.

• EPC, service charge, ground rent, buyer premium, administration charge and other auction costs are not supplied.

• Additional seller or third-party charges may apply under the special conditions and addendum.

• The lease has approximately 107 years remaining, but the full lease terms and leasehold obligations are not supplied.

Recommendation

Proceed only as a potential owner-occupier purchase or at a materially lower price supported by due diligence. Do not pursue as a BTL, BRRR or flip at the guide without verified rent, condition, leasehold costs and full auction charges.

Strategy Rating

Analysis Confidence

The property is identified and there are several same-building completed sales, including a recent sale, but the comparables lack specification details and key investment inputs such as rent, condition, EPC, leasehold charges and buyer costs are absent.