4b Southbrook Road, London, SE12 8LQ

Description

A one bedroom flat on the ground floor of this period semi-detached building, situated just off Burnt Ash Hill and close to Lee station. The property would benefit from redecoration.

Accommodation

Ground Floor: Entrance Hall, reception room, kitchen, bedroom, bathroom

Location

Situated just off Burnt Ash Hill and close to Lee station.

Tenure / Property Information

Investment Analysis

The most recent supplied completed sale is £390,000 for 20C Southbrook Road in March 2025. It is on the same road but the evidence does not confirm its size, bedroom count, condition or precise comparability. The other sales are older and materially higher, with no accommodation details supplied. £390,000 is therefore used only as an indicative base GDV, not a formal valuation. No supported low/high GDV scenarios can be established.

Investment Snapshot

Strategy Recommendation

Potentially suitable for BTL, subject to confirming the achieved rent, lease terms and all ongoing charges. Do not bid above a separately verified valuation and refurbishment budget.

Works Required

Redecoration, as stated in the description. No reliable cost allowance can be calculated from the supplied evidence, and no other works should be assumed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the indicative £390,000 base GDV, a 75% refinance would be £292,500. The refinance margin appears substantial against the guide, but total project cost cannot be calculated because the redecoration cost and any additional purchase costs are not supplied. Actual lending will also depend on valuation, lease documentation, rent and lender criteria.

Buy-to-Let Analysis

Using the lower supplied advertised asking rent of £1,800 pcm gives annual rent of £21,600 and a gross yield of 9.60% against the £225,000 guide. The supplied rental evidence ranges from £1,800 to £3,276 pcm, but all figures are advertised asking rents and are not confirmed achieved rents. Service charge, ground rent, insurance, finance and management costs are unavailable, so net profitability cannot be assessed.

Flip Analysis

A resale appraisal cannot be completed reliably. Although the indicative base GDV is £390,000, refurbishment cost, full acquisition costs, selling costs and any finance costs are unavailable. The estimated flip surplus is therefore unsupported.

Investor Risks & Due Diligence

• The closest completed comparable does not have confirmed bedroom, size, condition or specification details.

• Rental evidence comprises advertised asking rents rather than achieved rents and varies materially from £1,800 to £3,276 pcm.

• The cost of the stated redecoration is not supplied.

• Service charge, ground rent, insurance and other lease costs are not supplied.

• Additional auction fees, costs or disbursements may apply under the sale conditions.

• The property is leasehold; the supplied evidence does not provide the full lease terms beyond the proposed 125-year lease.

Recommendation

Potentially suitable for BTL, subject to confirming the achieved rent, lease terms and all ongoing charges. Do not bid above a separately verified valuation and refurbishment budget.

Strategy Rating

Analysis Confidence

There is one recent same-road sale and several advertised rental figures, but comparable accommodation details, refurbishment costs, service charges, ground rent, finance costs and full sale-condition fees are missing.