6 Belle Vue Court, 21-22 Preston Park Avenue, Brighton

Description

Two bedroom ground floor flat situated in a purpose built building, presented in reasonable decorative order, benefiting from a private garage and communal parking, well located for the amenities of Brighton, and vacant.

Accommodation

Ground Floor - Lounge/Diner, Two Bedrooms, Kitchen, Bathroom.

Location

The property is located on Preston Park Avenue which is situated between Preston Drove and Stanford Avenue. Local amenities can be found on Preston Road, Dyke Road and Preston Drove. Recreational amenities of Preston Park, Brighton Beach and Hollingbury Golf Course are all easily accessible. Transport Brighton - National Rail.

Tenure / Property Information

Investment Analysis

The strongest evidence is the £285,000 completed sale at Belle Vue Court, 21-22 Preston Park Avenue, although the specific flat, condition and transaction details are not provided. Other nearby flat sales range from £250,000 to £434,800, with differences in building, size, specification and condition. A base GDV of £285,000 is therefore indicative only. The £190,000 guide is not a confirmed purchase price and excludes unspecified buyer and potentially seller/VAT charges.

Investment Snapshot

Strategy Recommendation

Treat as a valuation-led purchase only. Obtain the legal pack, exact lease details, all auction and seller charges, a viewing-based condition assessment and local rental evidence before bidding. Do not rely on the headline GDV spread as a confirmed profit.

Works Required

No specific refurbishment defects or required works are evidenced; the flat is described as being in reasonable decorative order. Allow for inspection, legal due diligence and any routine works identified after viewing, but no supported works cost can be quantified.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the indicative £285,000 base GDV, 75% of GDV is £213,750. This is only a formulaic refinance estimate; lease terms, lender criteria, rental income, works costs and all acquisition charges remain unconfirmed. Cash left in cannot be calculated reliably.

Buy-to-Let Analysis

BTL assessment cannot be completed because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The guide price also excludes an unspecified buyer fee and may be subject to seller charges and VAT, preventing a reliable total-cost or yield calculation.

Flip Analysis

The £285,000 base GDV is supported most closely by the Belle Vue Court comparable, but comparability is incomplete. No refurbishment allowance, buyer fee, seller charges, VAT treatment or supported selling allowance is available, so a reliable flip surplus cannot be calculated.

Investor Risks & Due Diligence

• Buyer fee is unspecified and the guide excludes it.

• Seller's Special Conditions may include additional seller charges and VAT may apply.

• The lease is stated as 99 years from 25 December 1971; the exact unexpired term, ground rent and service-charge terms are not supplied.

• No sufficiently specific rental evidence is available, so BTL income and yield cannot be established.

• The comparable sales differ in property, building, size, specification or condition and may not represent this exact flat.

• No EPC, council tax, heating or detailed condition information is supplied.

• The guide price is not a confirmed purchase price and may rise at auction.

Recommendation

Treat as a valuation-led purchase only. Obtain the legal pack, exact lease details, all auction and seller charges, a viewing-based condition assessment and local rental evidence before bidding. Do not rely on the headline GDV spread as a confirmed profit.

Strategy Rating

Analysis Confidence

There are several relevant completed sales, including one at the same court, but the specific comparable flat details, rental evidence, condition costs, lease particulars and auction charges are incomplete.