43 Goldcrest Close, Thamesmead, London

Description

Vacant long leasehold self-contained first floor flat with a reception room, bedroom, kitchen and bathroom. GIA approximately 48.58 sq m (523 sq ft). The vendor will not accept offers prior to auction.

Accommodation

Reception Room, Bedroom, Kitchen, Bathroom

Location

The property is situated off the south side of Goldcrest Close. The shops and amenities of Thamesmead are to the west. Abbey Wood station (Mainline and Elizabeth line) is approximately 1.4 miles to the south. The A2 is to the south and Southmere Park to the south east.

Tenure / Property Information

Investment Analysis

The guide of £69,000+ is materially below the supplied same-close sold evidence of £100,000–£180,000, but those sales completed between 2013 and 2017 and do not provide matching bedroom, size, condition or current-market information. The comparables therefore indicate potential upside but are insufficient to support a current GDV. The new 990-year lease at a peppercorn ground rent is favourable, although service charge, lease terms, EPC and condition evidence are not supplied.

Investment Snapshot

Strategy Recommendation

Proceed only subject to inspection, legal review and independent current valuation evidence. The guide appears attractive against the historic comparables, but the evidence is insufficient to set a responsible bid ceiling or confirm an investment strategy.

Works Required

No specific defects or refurbishment requirements are evidenced. Allow for inspection and any necessary works only after viewing and review of the legal and survey information; no works allowance can be reliably quantified from the supplied evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

The low guide and long peppercorn-lease structure may offer BRRR potential, but current GDV, rent, refurbishment cost, service charges and total acquisition costs are unsupported. Refinancing at 75% of GDV cannot be calculated reliably.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Service charge, council tax, EPC and other operating costs are also unknown.

Flip Analysis

The historic same-close sales suggest possible resale upside, but they are dated 2013–2017 and are not sufficiently specific to establish a current resale value. A flip surplus cannot be calculated without current GDV, works, acquisition costs and selling costs.

Investor Risks & Due Diligence

• Supplied sold comparables are dated between 2013 and 2017 and may not reflect current market value.

• No sufficiently specific rental comparable or auctioneer rent estimate is available, preventing yield analysis.

• Condition, EPC, heating, parking, council tax and service charge information is not supplied.

• Buyer premium, administration charge and other possible seller or third-party charges are unknown.

• Leasehold legal details beyond the stated new 990-year term and peppercorn ground rent are not supplied.

• The guide price is not a valuation and competitive bidding may increase the purchase price.

Recommendation

Proceed only subject to inspection, legal review and independent current valuation evidence. The guide appears attractive against the historic comparables, but the evidence is insufficient to set a responsible bid ceiling or confirm an investment strategy.

Strategy Rating

Analysis Confidence

There is useful same-close sold evidence and clear tenure/occupancy information, but the comparables are dated, property matching is incomplete, and current GDV, rent, condition, costs and fees are largely unavailable.