29 Curness Street, London, SE13 6JY

Description

Leasehold third floor split level flat

Accommodation

Fourth floor: Two bedrooms, bathroom/wc. Third floor: One bedroom, reception room open plan to kitchen, cloakroom/wc. Outside: Balcony.

Location

The property is located on Curness Street which lies off Lewisham High Street (A21). Shopping amenities are available locally within Lewisham with a further range of shops, bars and restaurants found within Central London lying to the north west. Public transport links are available at Ladywell Train Station located to the south west and at Lewisham Train Station lying to the north along with a network of local bus services serving the surrounding areas. The property is served by road links including the A21 and the A20 located to the north. Recreational pursuits can be found at Lewisham Park lying to the south.

Tenure / Property Information

Investment Analysis

The five supplied completed sales on the same street range from £269,000 to £347,000. The most recent sale was £269,000 on 14 August 2026, while the other sales were £305,000–£347,000 between 2023 and 2025. A base GDV of £313,500 is used, matching the supplied £313,500 comparable, with a low/high evidence range of £269,000–£347,000. The evidence does not state the comparable flats’ size, condition, floor, balcony provision or service-charge position, so the range is indicative rather than a formal valuation.

Investment Snapshot

Strategy Recommendation

Potential buy-to-let or hold strategy based on the advertised rent range and long stated lease, subject to inspection, confirmation of leasehold charges, title review and verification of achievable rent. Do not bid on a flip or BRRR basis without obtaining the missing cost information.

Works Required

No specific defects or required works are identified in the supplied evidence. Before bidding, inspect the flat and verify condition, kitchen, bathrooms, services, balcony and communal areas; no refurbishment allowance is included because no works evidence was provided.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At a base GDV of £313,500, 75% loan-to-value refinancing would indicate £235,125 before lender-specific criteria and costs. A complete BRRR calculation cannot be established because refurbishment costs, service charge, ground rent, seller fees and finance costs are unknown. The lease has a stated 132 years remaining as of the auction date, subject to title verification.

Buy-to-Let Analysis

The two advertised 3-bedroom rents are £2,100 and £2,500 pcm, equivalent to £25,200–£30,000 annually. Against the £260,000 guide, this indicates an unadjusted gross yield range of approximately 9.69%–11.54%. This is based on asking rents, not achieved rents, and excludes service charge, ground rent, management, maintenance, voids, finance, tax and acquisition costs. The leasehold charges are currently unknown, so net performance cannot be established.

Flip Analysis

The indicative resale value is supported by same-street completed sales ranging from £269,000 to £347,000, with a base case of £313,500. A flip surplus cannot be calculated reliably because works costs, selling costs, finance costs and any applicable seller fees are not supplied.

Investor Risks & Due Diligence

• Ground rent, service charge and review terms are not supplied.

• The seller may charge additional completion fees under the Special Conditions of Sale.

• The property’s condition and any required works are not evidenced.

• Rental figures are advertised asking rents rather than achieved or passing rents.

• Parking and heating information is not supplied.

• The comparable sale prices vary materially from £269,000 to £347,000 and comparable specifications are not provided.

• Lease terms and property particulars should be verified through the legal pack and inspection.

Recommendation

Potential buy-to-let or hold strategy based on the advertised rent range and long stated lease, subject to inspection, confirmation of leasehold charges, title review and verification of achievable rent. Do not bid on a flip or BRRR basis without obtaining the missing cost information.

Strategy Rating

Analysis Confidence

The analysis has five completed same-street sales and two advertised rents, but lacks floor areas, condition, actual passing rent, leasehold charges, refurbishment costs, seller fees and finance assumptions.