4 Humphreys, Petteridge Lane, Matfield, Tonbridge, Kent

Description

First floor purpose-built flat in need of refurbishment, with two bedrooms, situated in a village location.

Accommodation

First floor: entrance hall, living room, kitchen, two bedrooms and bathroom with W.C.

Location

Situated in the hamlet known as Petteridge on the outskirts of the popular village of Matfield.

Tenure / Property Information

Investment Analysis

The strongest supplied comparable is a leasehold flat at the same Humphreys/Petteridge Lane address sold for £180,000 on 24 July 2025. Earlier same-address sales range from £117,000 to £200,000. A base GDV of £180,000 is used, with £150,000 as a low scenario and £200,000 as a high scenario, although the comparables do not confirm identical size, condition, floor or specification. The property is stated to require refurbishment, but no costed scope or contractor quotations are supplied.

Investment Snapshot

Strategy Recommendation

Do not rely on the supplied evidence for a BTL or BRRR purchase at the guide. Consider only after confirming the lease, service charges, refurbishment scope and costs, achievable local rent, and all auction fees; otherwise pass.

Works Required

Refurbishment is required as stated in the particulars. The evidence does not specify the defective items, finishes, services or extent of works, so a reliable works schedule and budget cannot be established.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £180,000 base GDV, a 75% refinance figure is £135,000. This is below the £139,000 lower guide before refurbishment and unspecified auction, legal, finance and other costs. Because the refurbishment budget and non-optional fees are unknown, cash required and post-refinance equity cannot be calculated reliably. The evidence does not support a robust BRRR case.

Buy-to-Let Analysis

The only rental evidence is an advertised asking rent of £400 pcm for a two-bedroom property in Paddock Wood, rather than an achieved rent for this flat in Matfield. At £400 pcm, annual gross rent is £4,800 and the gross yield on the £139,000 guide is approximately 3.45%, before refurbishment, finance, service charges, management, maintenance, voids, insurance and other costs. BTL viability is therefore weak on the supplied evidence and cannot be fully established.

Flip Analysis

The base GDV of £180,000 provides apparent gross headroom of £41,000 above the £139,000 lower guide, before refurbishment, selling costs, buyer costs, finance, tax and other fees. As refurbishment costs and selling allowances are unsupported, a reliable flip surplus or maximum bid cannot be calculated.

Investor Risks & Due Diligence

• Refurbishment is required but no scope, quotations or budget are supplied.

• The only rental figure is an advertised asking rent from Paddock Wood, not an achieved rent for this flat in Matfield.

• Buyer/admin and other non-optional auction fees are unspecified.

• Service charges and other leasehold costs are not supplied.

• The same-address comparables vary materially in price and do not confirm identical condition or specification.

• The 75% base-GDV refinance figure of £135,000 is below the £139,000 lower guide before additional costs.

Recommendation

Do not rely on the supplied evidence for a BTL or BRRR purchase at the guide. Consider only after confirming the lease, service charges, refurbishment scope and costs, achievable local rent, and all auction fees; otherwise pass.

Strategy Rating

Analysis Confidence

The property description, tenure, vacant possession, guide range and several same-address completed sales are supplied. However, refurbishment costs, service charges, auction fees, achievable rent and detailed comparable specifications are missing.