30 Lambs Close, Cuffley, Potters Bar, Hertfordshire, EN6 4HD

Description

A Vacant First Floor Two Bedroom Flat. The property comprises a first floor two bedroom flat situated within a purpose built block arranged over ground and three upper floors.

Accommodation

First Floor: Reception Room, Kitchen, Two Bedrooms, Bathroom.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Oakmere are within easy reach. Transport links are provided by Cuffley rail station.

Tenure / Property Information

Investment Analysis

Recent same-road leasehold flat sales were £310,000 and £315,000 in 2025–2026. Older evidence ranges from £200,000 to £475,000, indicating material variation. A base GDV of £312,500 is used as an indicative estimate from the two most recent comparables, but this is not adjusted for the subject’s approximately 37-year unexpired lease, condition or any lease-extension premium.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence alone. First obtain the legal pack, confirm all lease terms and costs, establish the lease-extension premium, inspect the flat and obtain a realistic resale valuation adjusted for the 37-year lease. Proceed only if the resulting all-in cost leaves a clear margin.

Works Required

No specific defects or refurbishment requirements are evidenced. Obtain a survey and inspect the kitchen, bathroom, finishes, services and common parts. Assess EPC E improvement requirements and obtain a formal lease-extension and service-charge position before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A refinance illustration at 75% of the indicative £312,500 base GDV is £234,375. Total project cost cannot be calculated because refurbishment, lease-extension, finance, legal, disbursement and other charges are not quantified. Refinance viability is therefore unconfirmed and dependent on resolving the short lease.

Buy-to-Let Analysis

BTL assessment cannot be completed because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The short approximately 37-year lease may materially affect mortgageability, tenant demand and resale value. Confirm lease terms, service charges, ground rent and lender criteria before relying on rental income.

Flip Analysis

The recent same-road comparables suggest an indicative resale range of £310,000–£315,000, but they do not establish equivalent lease lengths or condition. A flip surplus cannot be calculated without supported works, lease-extension, acquisition, selling and other project costs.

Investor Risks & Due Diligence

• Approximately 37 years remain on the lease, potentially affecting value, mortgageability and resaleability.

• Lease-extension premium and associated legal or valuation costs are not supplied.

• Property condition and any refurbishment requirement are not evidenced.

• No reliable rental evidence is available, so rental yield cannot be established.

• Buyer disbursements and special-condition charges may be payable in addition to the stated £1,800 administration charge.

• The EPC is rated E and any improvement requirements are not specified.

• The comparable sales may not have equivalent lease lengths, condition or accommodation.

Recommendation

Do not bid on the current evidence alone. First obtain the legal pack, confirm all lease terms and costs, establish the lease-extension premium, inspect the flat and obtain a realistic resale valuation adjusted for the 37-year lease. Proceed only if the resulting all-in cost leaves a clear margin.

Strategy Rating

Analysis Confidence

There are two recent local comparables, but lease lengths, condition, rental evidence, refurbishment costs, service charges, lease-extension costs and full auction charges are unavailable.