21a Blythe Hill, Catford, London

Description

Vacant self-contained second floor flat comprising a reception room, bedroom, kitchen and shower room. GIA approximately 37 sq m (398 sq ft), sourced from the EPC. By Order of Receivers.

Accommodation

Second floor: reception room, bedroom, kitchen and shower room.

Location

Situated on the north side of Blythe Hill at its junction with Montacute Road. Catford Bridge Station is 0.5 miles to the east and Honor Oak Park Station is 0.8 miles to the north east. Shops and amenities are accessible along Rushey Green, 0.8 miles to the east. Blythe Hill Fields, Ravensbourne Park Gardens and Ladywell Fields are accessible. University Hospital Lewisham is 1.3 miles to the north east.

Tenure / Property Information

Investment Analysis

The supplied same-road leasehold flat comparables range from £250,000 to £335,000, with the two most recent sales at £300,000 and £335,000. Their bedroom counts, sizes and condition are not provided, so comparability is limited. A cautious evidence-based scenario range is £250,000–£335,000, with £300,000 used as the base GDV. The £185,000 guide is materially below this indicative range, but additional seller or third-party charges may apply.

Investment Snapshot

Strategy Recommendation

Potentially suitable as a buy-to-let at or near the guide, subject to confirming the rent, condition, lease terms, service charges and all auction charges. Do not rely on the apparent GDV discount for a flip or BRRR without further due diligence.

Works Required

No specific defects or required works are evidenced. Allow for inspection-led cleaning, redecoration or repairs only if confirmed, together with normal legal and leasehold due diligence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £185,000 guide, the indicative 75% refinance of the £300,000 base GDV is £225,000. However, refurbishment costs, acquisition charges, finance costs and valuation comparability are not evidenced, so cash left in and achievable refinance proceeds cannot be reliably calculated.

Buy-to-Let Analysis

The advertised asking rent of £1,500 pcm implies £18,000 annual rent and a gross yield of approximately 9.7% against the £185,000 guide. Net yield cannot be established because purchase costs, finance, service charges, insurance, maintenance, voids and management costs are not supplied. The rent is an asking figure, not achieved rent.

Flip Analysis

The supplied comparables suggest a potential resale value above the guide, but there is insufficient evidence on condition, acquisition costs, seller charges, refurbishment costs and selling costs. A reliable flip surplus cannot therefore be calculated.

Investor Risks & Due Diligence

• Comparable sale sizes, bedroom counts and conditions are not supplied, limiting GDV reliability.

• The £1,500 pcm figure is an advertised asking rent rather than achieved rent.

• Buyer, administration, seller and other third-party charges are unspecified.

• Refurbishment and condition requirements are not evidenced.

• Service charges, insurance, lease restrictions and management costs are not supplied.

• Refinance assumptions depend on a lender-supported valuation and acceptable leasehold due diligence.

Recommendation

Potentially suitable as a buy-to-let at or near the guide, subject to confirming the rent, condition, lease terms, service charges and all auction charges. Do not rely on the apparent GDV discount for a flip or BRRR without further due diligence.

Strategy Rating

Analysis Confidence

The property description, tenure, vacancy, guide, one rental asking figure and several same-road sales are supplied, but comparable specifications, condition, service charges, buyer costs and refurbishment requirements are missing.