215 Peabody Hill, Tulse Hill, London

Description

A one bedroom second floor flat. Externally the property benefits from use of the communal garden. In need of modernisation. Vacant.

Accommodation

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

Location

Peabody Hill is located within the London Borough of Lambeth, in the West Dulwich ward. Local amenities are nearby, including Rosendale Primary School and further everyday services available in the surrounding West Dulwich and Tulse Hill area. Recreational amenities include several green spaces within easy reach. Dulwich Park and Brockwell Park are both accessible from the area, offering large open spaces, walking routes, sports facilities and lakes. Excellent transport links with a few stations located nearby. Transport Tulse Hill - Southern, Thameslink. West Dulwich - southeastern. West Norwood - Southern.

Tenure / Property Information

Investment Analysis

Completed Land Registry evidence for flats/maisonettes on Peabody Hill ranges from £235,000 to £310,000, with two 2026 sales at £235,000 and £273,800. Bedroom count, floor area, condition and specification of the comparables are not supplied, so the GDV scenarios are indicative only and not a formal valuation.

Investment Snapshot

Strategy Recommendation

Proceed only as a subject-to-survey and legal-pack refurbishment opportunity. Obtain a detailed works budget, rent evidence and full auction costs before bidding; the available evidence is insufficient to confirm BTL, BRRR or flip viability.

Works Required

Modernisation of the vacant one-bedroom flat, including review and updating of the reception room, kitchen, bedroom, bathroom/WC and general finishes as required. The evidence does not provide sufficient detail to quantify the works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the indicative base GDV of £273,800, 75% of GDV is £205,350. A reliable cash-left-in calculation is not possible because refurbishment costs, buyer premium/VAT and other purchase costs are unknown. The new 990-year lease is potentially supportive, subject to legal-pack review.

Buy-to-Let Analysis

BTL yield cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is provided. Purchase costs, buyer premium/VAT and refurbishment costs are also unknown.

Flip Analysis

The guide price of £155,000 is below the supplied completed-sale range, but the comparable properties' size, bedroom count and condition are not provided. Flip profitability cannot be calculated without a supported refurbishment allowance, buyer costs and selling allowance.

Investor Risks & Due Diligence

• The comparable sales are not identified by bedroom count, floor area or condition, limiting GDV reliability.

• The flat is stated to be in need of modernisation, but the scope and cost of works are unknown.

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

• Buyer premium, VAT and seller's additional charges are not quantified and may materially increase the acquisition cost.

• Lease terms, service charges, ground rent and other legal matters require review of the legal pack despite the proposed new 990-year lease.

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

Recommendation

Proceed only as a subject-to-survey and legal-pack refurbishment opportunity. Obtain a detailed works budget, rent evidence and full auction costs before bidding; the available evidence is insufficient to confirm BTL, BRRR or flip viability.

Strategy Rating

Analysis Confidence

There are several recent completed sales on the same road and the property is clearly described, but no floor area, comparable bedroom details, rent evidence, refurbishment budget, buyer premium, VAT or other transaction costs are supplied.