41A Grange Road, South Norwood, London

Description

A Ground Floor One Bedroom Flat. The property comprises a ground floor one bedroom flat situated within a mid terrace building arranged over ground and two upper floors. By Order of the LPA Receivers.

Accommodation

Ground Floor: Reception Room, Kitchen, Bedroom, Bathroom

Location

Situated on a residential road close to local shops and amenities. The open spaces of Grangewood Park are within easy reach. Transport links are provided by Thornton Heath rail station.

Tenure / Property Information

Investment Analysis

Two completed sales are recorded at 41 Grange Road at £155,000 and £175,000 on 7 July 2025. They are relevant by street and address number but are not confirmed as the subject 41A flat, and no sizes, condition or inspection evidence are supplied. An indicative evidence-based GDV range of £155,000–£175,000 is therefore used, with £165,000 as a midpoint rather than a formal valuation. The approximately 83-year lease, unverified occupation and lack of inspection create material valuation uncertainty. The £110,000+ guide is before fees and should not be treated as a confirmed market value.

Investment Snapshot

Strategy Recommendation

Proceed only after satisfactory legal and physical due diligence confirms vacant or manageable occupation, condition, lease position and total fees. On the supplied evidence, avoid relying on rental or flip profits and set no bid above a separately costed maximum.

Works Required

No specific refurbishment works can be supported from the evidence because the property has not been inspected and its condition is unknown. Before bidding, verify occupation, physical condition, services, legal title, lease terms and any required compliance works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the midpoint evidence-based GDV of £165,000, a theoretical 75% refinance is £123,750. A meaningful BRRR assessment cannot be completed because refurbishment cost, rent, finance costs, acquisition charges and the actual condition and occupancy position are unknown. The approximately 83-year lease may also affect refinanceability and valuation.

Buy-to-Let Analysis

BTL yield cannot be established reliably. The supplied rental figures are broad advertised asking-rent listings rather than confirmed rents for this one-bedroom flat, while condition, occupation and total acquisition costs are unknown. The buyer premium, disbursements and other possible legal or transfer charges are also not quantified.

Flip Analysis

A provisional GDV midpoint of £165,000 is supported only by nearby same-number sales, not confirmed identical-unit comparables. Flip surplus cannot be calculated because works, buyer premium, disbursements, selling costs and the actual purchase price are unknown.

Investor Risks & Due Diligence

• The property has not been inspected by Auction House London, so condition and required works are unknown.

• Occupation is unverified and no evidence of occupation has been provided by the receivers.

• The approximately 83-year lease may affect value, mortgageability and resaleability.

• The comparable sales are for 41 Grange Road rather than confirmed sales of 41A and provide no size or condition details.

• Buyer premium, disbursements, search fees, seller-cost reimbursement, legal fees and transfer fees may be payable but are not quantified.

• No reliable property-specific achieved or passing rent is supplied; the rental evidence is advertised asking rent for broad property searches.

Recommendation

Proceed only after satisfactory legal and physical due diligence confirms vacant or manageable occupation, condition, lease position and total fees. On the supplied evidence, avoid relying on rental or flip profits and set no bid above a separately costed maximum.

Strategy Rating

Analysis Confidence

Evidence includes two potentially relevant completed sales and the lease term, but the subject has not been inspected, occupation is unverified, rental evidence is non-specific asking rent, and refurbishment, service-charge, EPC, council-tax and several transaction costs are unknown.