25 Lindore Road, Battersea, London

Description

Freehold three floor terrace house arranged as three self-contained flats. Two upper floors vacant. Ground floor flat sold off on a lease. Full vacant possession.

Accommodation

First floor flat: bedroom, reception room, kitchen, bathroom/WC – vacant. Second floor flat: bedroom, reception room, kitchen, bathroom/WC – vacant. Ground floor flat sold off on a lease.

Location

The property is situated on Lindore Road within a residential area of Battersea, London. Public transport links include Clapham Junction railway station together with local bus services serving the surrounding area. Road links include the A3 and A3205, providing access across South West and Central London. Shopping amenities can be found locally along Battersea Rise and within Clapham Junction, offering a range of shops, cafés, and restaurants. Recreational pursuits can be found at nearby open spaces including Clapham Common.

Tenure / Property Information

Investment Analysis

The £645,000 guide is for a freehold mid-terrace property arranged as three self-contained flats, but the ground-floor flat has been sold on a 125-year lease from 17/05/2022. The two upper flats are vacant. No completed sales comparables, formal valuation, condition report, refurbishment budget or reliable rent evidence for the individual flats has been supplied. The only rental evidence is an advertised £2,300 pcm for a two-bedroom property, whereas each described vacant upper flat appears to contain one bedroom; therefore it cannot reliably establish the rent or GDV for this asset.

Investment Snapshot

Strategy Recommendation

Do not set a bid or pursue a strategy from the supplied evidence alone. Proceed only after obtaining the auction legal pack, reviewing the ground-floor lease, inspecting both vacant flats, confirming any service or access obligations, and obtaining local valuation and rent advice.

Works Required

No specific defects or refurbishment works are evidenced. Obtain inspections of both vacant flats, confirm heating and parking arrangements, verify the second-floor EPC, and budget only for works identified by survey and compliance checks.

Rental & Market Context

Potential BRRR Position

BRRR cannot be underwritten because there is no supported GDV, refurbishment allowance, individual-flat rent evidence or refinance valuation. The freehold interest also includes a ground-floor flat sold on a 125-year lease, so the investment and lender treatment of that arrangement requires legal and valuation review.

Buy-to-Let Analysis

A BTL assessment cannot be reliably completed. The £2,300 pcm evidence is an advertised asking rent for a two-bedroom property and does not establish achievable rent for the two described one-bedroom upper flats. The ground-floor flat is leasehold and no passing rent or lease income details are supplied. Gross yield, operating costs and net yield are therefore unsupported.

Flip Analysis

A flip surplus cannot be calculated because no completed sales comparables, GDV, condition assessment, works budget or selling allowance has been supplied. The guide price alone is insufficient to establish resale value or profit.

Investor Risks & Due Diligence

• The ground-floor flat has been sold on a 125-year lease from 17/05/2022, so the freehold interest and landlord obligations require legal review.

• The supplied £2,300 pcm listing is for a two-bedroom property and is not directly comparable with the described one-bedroom upper flats.

• No condition or refurbishment information is supplied for the two vacant flats.

• The second-floor EPC is listed as TBC.

• Parking and heating details require confirmation.

• The seller may charge additional completion fees under the Special Conditions of Sale, but these are not supplied.

• No completed sales comparables or formal valuation have been provided.

Recommendation

Do not set a bid or pursue a strategy from the supplied evidence alone. Proceed only after obtaining the auction legal pack, reviewing the ground-floor lease, inspecting both vacant flats, confirming any service or access obligations, and obtaining local valuation and rent advice.

Strategy Rating

Analysis Confidence

Core evidence is missing: no sold comparables, no formal GDV, no condition or works information, no reliable rent evidence for the individual flats, and potential seller fees are unspecified.