24 Timsbury Walk, Wandsworth, London, SW15 4LN

Description

A First and Second Floor Three Bedroom Split Level Flat Subject to a Periodic Tenancy Producing £28,800 (Reflecting a Gross Initial Yield of 9.9%). The property is situated in a purpose built block arranged over ground and three upper floors.

Accommodation

First Floor: Reception Rooms with Open-Plan Kitchen; Bedroom. Second Floor: Two Bedrooms; Bathroom; Separate WC.

Location

Situated on a residential road close to local shops and amenities. The open spaces of Richmond Park are within easy reach. Transport links are provided by East Putney underground station (District line) and Putney Station.

Tenure / Property Information

Investment Analysis

The evidence indicates a broad value range of £275,000–£350,000 from nearby sold comparables, including £350,000 at 46 Timsbury Walk in December 2024 and £275,000 at 10 Timsbury Walk in January 2024. A base GDV of £325,000 is a market-based estimate, but the comparables do not confirm identical size, condition, floor position or lease terms. The £290,000+ guide is below the base GDV estimate, before the £1,800 administration charge and any disbursements.

Investment Snapshot

Strategy Recommendation

Consider as a BTL acquisition only if the periodic tenancy, rent, lease, service charges and legal-pack liabilities are verified. Do not bid on a flip or BRRR basis without confirmed costs and valuation evidence.

Works Required

No refurbishment works are evidenced. The property should be inspected and the legal pack reviewed for condition, lease obligations, service charges, major works exposure and tenancy documentation before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £290,000 guide, the estimated 75% refinance value based on a £325,000 GDV is £243,750. However, total project cost cannot be calculated because refurbishment costs, disbursements and other acquisition costs are not supplied. The refinance therefore would not recover the guide price and administration charge alone, before finance and other costs.

Buy-to-Let Analysis

The stated rent is £28,800 per annum, equivalent to £2,400 pcm, producing a 9.93% gross yield against the £290,000 guide. The advertised £2,700 pcm rental listing implies an 11.17% gross yield, but it is only an asking rent and may not be achievable for this property. Net yield cannot be calculated because service charges, ground rent, management, maintenance, voids, finance and disbursements are not supplied. The periodic tenancy and passing rent must be verified.

Flip Analysis

A base GDV of £325,000 is estimated from the supplied comparables, with a low scenario of £300,000 and high scenario of £350,000. A reliable flip surplus cannot be calculated because refurbishment costs, selling costs, finance costs and disbursements are unknown. The investment is subject to a periodic tenancy, which may also affect vacant-possession resale timing.

Investor Risks & Due Diligence

• The property is subject to a periodic tenancy and the stated rent and tenancy terms require verification.

• The £2,700 pcm figure is an advertised asking rent rather than achieved rent; the supported passing rent is £2,400 pcm.

• Service charge, ground rent, reserve-fund and major-works liabilities are not supplied.

• Auction disbursements may be payable in addition to the £1,800 administration charge.

• Refinance proceeds at 75% of the estimated base GDV would be below the guide price before costs.

• Comparable sales vary materially from £275,000 to £350,000 and may not be directly comparable.

• The lease has approximately 100 years unexpired, but the full lease terms and restrictions have not been provided.

Recommendation

Consider as a BTL acquisition only if the periodic tenancy, rent, lease, service charges and legal-pack liabilities are verified. Do not bid on a flip or BRRR basis without confirmed costs and valuation evidence.

Strategy Rating

Analysis Confidence

There is useful rent, tenancy, lease, guide-price and comparable-sale evidence, but no service-charge, ground-rent, condition, refurbishment, disbursement, property-size or full legal-pack information.