3 St. Francis Close, Rochester, Kent, ME2 2GR

Description

One bedroom ground floor flat conveniently positioned close to Rochester High Street. The property has its own private entrance and comprises an entrance hall, living room, kitchen, bedroom and bathroom. It includes the right to use the communal parking area.

Accommodation

Ground floor entrance hall, living room, kitchen, bedroom and bathroom.

Location

Close to Rochester High Street, with shops, cafés and restaurants. Supermarkets are just under a mile away. Leisure facilities include walks along the River Medway and Rochester Castle. Strood railway station is approximately 1.5 miles away, and the M2 is readily accessible.

Tenure / Property Information

Investment Analysis

Recent completed sales in the same close range from £113,000 to £130,000: £130,000 in October 2025, £113,000 in May 2025 and £127,500 in April 2025. A simple average of these three recent sales supports a base GDV of £123,500, with a cautious evidence-based range of £113,000–£130,000. Exact condition, floor area and specification comparisons are not supplied.

Investment Snapshot

Strategy Recommendation

Potential BTL or BRRR purchase subject to confirming achievable rent, service charge, lease terms, condition and all auction costs. Do not rely on the headline yield or GDV without these checks.

Works Required

No condition or defects are evidenced, so no refurbishment allowance can be reliably estimated. Obtain a survey and confirm the condition of the kitchen, bathroom, finishes, services and communal areas before bidding. Review the lease, service charge and management information.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At 75% of the £123,500 base GDV, indicative refinance proceeds are £92,625. This is £12,945 above the £78,000 guide plus the stated £2,880 buyer premium and admin charge, before works and other auction or finance costs. The refinance case therefore depends on valuation acceptance, mortgage terms, condition, lease and service-charge information.

Buy-to-Let Analysis

Advertised one-bedroom rental evidence ranges from £875 to £1,350 pcm, equivalent to £10,500–£16,200 annually. Against the £78,000 guide, this indicates a gross yield range of approximately 13.46%–20.77%, before finance, service charge, maintenance, voids, management and other costs. These are asking rents, not achieved rents, and no service charge or passing rent is supplied.

Flip Analysis

The base GDV of £123,500 is £42,620 above the £78,000 guide plus the stated £2,880 buyer premium and admin charge, before refurbishment, selling costs, finance, taxes and other auction charges. A reliable flip surplus cannot be calculated because works, selling allowance and potentially other costs are unsupported.

Investor Risks & Due Diligence

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

• No condition evidence or refurbishment cost is supplied.

• Service charge and other ongoing leasehold costs are not supplied.

• The lease includes ground rent of £125 per annum, increasing by £50 at each 25th anniversary of the term.

• Buyer premium and admin charge total £2,880, with other possible auction, legal, search and transfer costs also noted.

• Communal parking is a right to use the area rather than evidence of an allocated space.

• The comparable sales show a range from £113,000 to £130,000 and may not match the flat's condition, size or specification.

Recommendation

Potential BTL or BRRR purchase subject to confirming achievable rent, service charge, lease terms, condition and all auction costs. Do not rely on the headline yield or GDV without these checks.

Strategy Rating

Analysis Confidence

The property description, lease headline terms, auction charges, three recent same-close sales and two rental listings are supplied. Confidence is reduced by the absence of condition, floor area, service charge, exact comparable specifications, achieved rent and complete purchase or resale costs.