48 A & B, Elmwood Road, London

Description

Substantial corner building arranged as two self-contained flats; requiring updating; potential to revert to a substantial family house subject to consents; full vacant possession. The property may be suitable for a basement excavation/conversion for additional accommodation, subject to all consents where necessary.

Accommodation

Flat B (first and second floors), approximately 119m2 / 1,280 sq ft: top floor—two bedrooms; first floor—one bedroom, reception room, former kitchen (not fitted), shower room and WC; outside—garden via rear external stairs. Flat A (ground and basement), approximately 80m2 / 858 sq ft: ground floor—entrance hall, one bedroom, reception room, former kitchen and bathroom (both not fitted); lower ground—cellar; outside—garden.

Location

Situated on the corner of Elmwood Road and Elfindale Road, well positioned for the amenities of Herne Hill, Dulwich Village and Brockwell Park. Transport options include local bus routes, North Dulwich or Herne Hill rail options, and road links via the A202, A23 and A205 South Circular.

Tenure / Property Information

Investment Analysis

No completed-sale comparables, formal valuation evidence or sufficiently specific rental evidence was supplied. The £1,050,000 guide is an auction guide only and cannot support a GDV or market-value conclusion. The building comprises two vacant self-contained flats totalling approximately 199m², requiring updating, with former kitchens not fitted. Reversion to a family house and basement excavation/conversion are potential options only, subject to consents and feasibility. Additional seller charges may apply under the Special Conditions.

Investment Snapshot

Strategy Recommendation

Do not commit to a refurbishment, BRRR or flip strategy on the current evidence. Obtain surveys, planning and building-regulation advice, confirmation of lawful existing use and configuration, detailed Special Conditions, all buyer and seller charges, and robust sales and rental evidence before bidding.

Works Required

Update the two flats, including the former kitchens described as not fitted, and assess the existing bathrooms, finishes and services. Investigate the feasibility and consents for reversion to a single family house or basement excavation/conversion; no specific basement works should be assumed without surveys and approvals.

Rental & Market Context

Potential BRRR Position

BRRR cannot be underwritten from the supplied evidence. GDV, rent, refurbishment cost and refinance value are unsupported. The £1,800 inclusive-of-VAT contract documentation fee is known, but possible seller charges and other acquisition costs are not quantified.

Buy-to-Let Analysis

A BTL assessment cannot be quantified because no sufficiently specific rental evidence or auctioneer rent estimate was supplied. The property is vacant and arranged as two flats, but achievable rents, operating costs, refurbishment costs and compliance requirements require confirmation.

Flip Analysis

A flip surplus cannot be calculated because there are no completed-sale comparables, supported GDV, refurbishment budget or supported selling allowance. The potential family-house reversion and basement option are subject to consents and should not be included in a project appraisal without evidence.

Investor Risks & Due Diligence

• No completed-sale comparables or formal valuation evidence supplied.

• No sufficiently specific rental evidence or auctioneer rent estimate supplied.

• Refurbishment costs are unquantified; both former kitchens are described as not fitted.

• Reversion to a family house and basement excavation/conversion are subject to consents and feasibility.

• Additional seller charges may apply under the Special Conditions of Sale.

• Parking and heating information require confirmation from the auction centre.

Recommendation

Do not commit to a refurbishment, BRRR or flip strategy on the current evidence. Obtain surveys, planning and building-regulation advice, confirmation of lawful existing use and configuration, detailed Special Conditions, all buyer and seller charges, and robust sales and rental evidence before bidding.

Strategy Rating

Analysis Confidence

Property description, tenure, vacancy, accommodation, guide and one buyer charge are supplied, but there are no completed-sale comparables, rental evidence, refurbishment costs, GDV evidence or quantified additional fees.