4 Harrogate Court, 80 Burnt Ash Hill, London, SE12 0HJ

Description

Leasehold first floor flat

Accommodation

One bedroom, reception room, kitchen, bathroom/wc

Location

The property is located on Burnt Ash Road. Shopping amenities can be found locally within Greenwich to the north and Central London to the north west. Public transport links are available at Lee Train Station to the north and Grove Park Train Station to the south along with a network of local bus services serving the surrounding areas. The property is served by road links including the A2212 to the west and A205 to the north. Recreational pursuits can be found at Northbrook Park to the south west.

Tenure / Property Information

Investment Analysis

The supplied completed sales are all at Harrogate Court, ranging from £210,000 to £292,500 in December 2019, but the evidence does not identify the comparable flat sizes, floors, condition or lease terms. A broad evidence-based scenario range is therefore used, with a midpoint base GDV estimate of £251,250. The sales are historic and show substantial variation, so current market value remains uncertain.

Investment Snapshot

Strategy Recommendation

Proceed only subject to legal-pack review, confirmation of lease costs and a satisfactory inspection. The historic sales suggest potential value headroom, but the absence of rent, condition, size and lease-cost evidence makes this unsuitable for a firm BTL or maximum-bid decision.

Works Required

No specific defects or refurbishment requirements are evidenced. Allow for inspection and any works identified in the legal pack or viewing, but no works budget can be supported from the supplied information.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £251,250 midpoint GDV scenario, 75% refinancing would be approximately £188,438. Against the £131,800 base purchase cost including the known £1,800 contract documentation fee, this indicates approximately £56,638 of cash potentially released before finance costs, tax, works and any seller fees. The result is highly dependent on the uncertain GDV and unresolved lease liabilities.

Buy-to-Let Analysis

BTL analysis cannot be completed because no sufficiently specific rental comparable or auctioneer rent estimate is provided. Service charge, ground rent and other lease costs are also unknown, so net yield cannot be assessed.

Flip Analysis

The guide price plus the known £1,800 documentation fee gives a base cost of £131,800 before works, finance, tax, selling costs and any seller fees. The historic comparable range indicates potential gross value headroom, but no supported selling allowance or refurbishment budget is available, so a reliable flip surplus cannot be calculated.

Investor Risks & Due Diligence

• Lease information, remaining term confirmation, service charge, ground rent and review provisions are awaited.

• The comparable sales are from 2015 to 2019 and vary substantially in price; flat size, condition and exact comparability are not provided.

• No sufficiently specific rental evidence or auctioneer rent estimate is available.

• No refurbishment budget can be supported because no condition defects or works are described.

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

• Parking and heating information are unknown.

Recommendation

Proceed only subject to legal-pack review, confirmation of lease costs and a satisfactory inspection. The historic sales suggest potential value headroom, but the absence of rent, condition, size and lease-cost evidence makes this unsuitable for a firm BTL or maximum-bid decision.

Strategy Rating

Analysis Confidence

There are several completed sales at the same address, but they are historic and materially varied. Current valuation, rent, condition, lease costs, service charges, ground rent and selling costs are unsupported or unavailable.