30 Beacon Gate, Lewisham, London SE14 5UB

Description

Vacant long-leasehold two-bedroom flat in Lewisham.

Location

30 Beacon Gate, Lewisham, London SE14 5UB. The full postcode SE14 5UB has been used for mapping. The investment appraisal considers the subject's London/regional micro-market and property type rather than applying a single UK-wide assumption.

Investment Analysis

Investment Snapshot

Works Required

• Kitchen/bathroom modernisation where required

• Electrical, heating and plumbing testing/remedials

• Decoration, flooring and joinery

• Roof, damp, windows and external repairs identified by survey

• Review service-charge/major-works exposure before setting works budget

HB working works allowance: £7,000–£20,000. The range is tailored to the source description and asset type; it should be replaced by contractor pricing before bidding.

Rental & Market Context

HB working market rent is £2,000–£2,800 pcm (£24,000–£33,600 p.a.). The range reflects the subject's bedroom count, property type and local market band; it should be checked against live comparables immediately before bidding.

Sold within 5m radius

Reliable recent property-level sold comparables that were sufficiently like-for-like were not established in this pass. No addresses or prices have been invented. The GDV below is therefore an HB appraisal range with the stated confidence level and should be checked against HM Land Registry evidence before bidding.

GDV Assessment

HB indicative end value is £218,300–£277,500. The range reflects the subject property's tenure, condition, location, guide level and intended buy-to-let / brrr strategy. Confidence is medium; use the lower figure for bid sensitivity rather than treating the upper figure as guaranteed.

Strategy Recommendation

Preferred strategy: Buy-to-Let / BRRR. The working purchase range is £185,000–£199,800. The key decision is whether the verified legal/physical position supports the works allowance of £7,000–£20,000 and the stated income/end-value case.

Potential BRRR Position

Using a mid-point purchase of £192,400 and mid-point works of £13,500, purchase + works is about £205,900 before SDLT, auction fees and finance. A 75% refinance on the £218,300–£277,500 end-value range is approximately £163,725–£208,125. At the mid-point, about £19,975 of purchase-and-works capital remains in the deal before acquisition/finance costs. HB BRRR rating: Moderate.

Flip Analysis

Illustrative scenario: purchase £192,400, works £13,500 and approximately £20,350 for acquisition, finance/holding and selling costs. Total working cost is about £226,250 against a mid-point end value of £247,900, giving an indicative pre-tax margin of £21,650 (8.7% of GDV). On these assumptions the flip is marginal/weak and should be rejected if survey findings or bid competition erode the margin.

Investor Risks & Due Diligence

• Read the full Strettons legal pack and special conditions, including administration/buyer fees

• Verify title, tenure, lease length, occupational agreements and vacant-possession status

• Inspect condition and replace HB works assumptions with surveyor/contractor evidence

• Confirm finance and insurance availability for the exact asset type

• Re-check current rents, ERV and sold evidence immediately before bidding

Maximum Bid Analysis

Guide £185,000+. HB considers the deal strongest around £185,000–£185,000. Above approximately £185,000, the conservative end-value/refinance margin starts to weaken materially. This is an investment sensitivity indicator, not a valuation or instruction to bid.

Recommendation

Overall HB view: Buy-to-Let / BRRR. Risk: Medium; analysis confidence: Medium. The principal sensitivity is end value, rent and works cost. Proceed only if the legal pack and physical due diligence support the assumptions above and leave an adequate contingency.

Strategy Rating

Buy-to-Let/Income: ★★★★☆ | BRRR/Repositioning: ★★★☆☆ | Flip: ★★★☆☆

Research Sources

https://www.strettons.co.uk/auction-residential-property-for-sale/2-bedroom-flat-for-sale-in-30-beacon-gate-lewisham-london-se14-5ub-6a8305dfcf4bc9ebb1c9e897/ | https://www.strettons.co.uk/auctions/current-catalogue/ | https://ggfx-strettons.s3.eu-west-2.amazonaws.com/i/STRETTONS_100926_v3_a0b7eba637.pdf